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ADDRESS:
Fenwick Estate, London, SW9
Application Number: 15/05297/RG4 Case Officer: Ben Le Mare
Ward: Larkhall
Date Received: 17/09/2015
Proposals:
Demolition of existing buildings and site clearance works to provide 55 social rented units
(Use Class C3), a replacement community hall (Use Class D1) and associated landscaping,
parking and ancillary works.
Drawings:
238-A-P-000-00; 238-A-P-000-01; 238-A-P-100-00-Rev1; 238-A-P-110-00-Rev1;
238-A-P-120-00-Rev1; 238-A-P-120-01; 238-A-P-120-02; 238-A-P-120-03;
238-A-P-120-04; 238-A-P-120-05; 238-A-P-120-06; 238-A-P-130-00-Rev1;
238-A-P-130-01; 238-A-P-130-02; 238-A-P-130-03; 238-A-P-130-04; 238-A-P-130-05; 238-
A-P-130-06; 238-A-P-130-07; 238-A-P-140-00-Rev1; 238-A-P-140-01-Rev1;
238-A-P-140-02-Rev1; 238-A-P-140-03-Rev1; 238-A-P-150-00; 238-A-P-150-01;
238-A-P-150-02; 238-A-P-150-03; 238-A-P-150-04; 238-A-P-150-05; 238-A-P-150-06; 238-
A-P-150-07; 238-A-P-150-08; 238-A-P-200-00; 238-A-P-200-05; 238-A-P-200-06; 238-A-P-
200-07; 238-A-P-210-01; 238-A-P-230-00; 238-A-P-230-01; 238-A-P-230-10; 238-A-P-230-
20; 238-A-P-300-00; 238-A-P-300-01; 238-A-P-300-05; 238-A-P-300-06; 238-A-P-300-07;
238-A-P-300-10-Rev1; 238-A-P-300-11; 238-A-P-300-12;
238-A-P-300-13; 238-A-P-300-15-Rev1;238-A-P-300-20-Rev1; 238-A-P-300-21;
238-A-P-300-22; 238-A-P-300-23; 238-A-P-300-24; 238-A-P-300-25; 238-A-P-300-30; 238-
A-P-300-31-Rev1.
Documents:
Planning, Design and Access Statement by Karakusevic Carson Architects and Tibbalds (16
September 2015); Addendum PDA 238_A-REP-D&Aad-00_01 by Karakusevic Carson
Architects (December 2015); Landscape Design and Access Statement, including the
Lighting Scheme, by Farrer Huxley Associates (28 July 2015); Transport Statement
(including Outline Construction Logistics Plan, Outline Delivery and Servicing Plan and
Travel Plan Statement) by Peter Brett Associates (15 July 2015); Pre-Construction Site
Waste Management Plan by Peter Brett Associates (15 July 2015); Noise and Vibration
Impact Assessment by Peter Brett Associates (15 July 2015); Air Quality Assessment
prepared by Peter Brett Associates (15 July 2015); Flood Risk Assessment prepared by
Peter Brett Associates (15 July 2015); Preliminary Ecological Appraisal prepared by Peter
Brett Associates (23 July 2015); Preliminary Utilities Appraisal prepared by Peter Brett
Associates (23 July 2015); Daylight and Sunlight Report by Waldrams (12 June 2015);
Phase 1 Ground Condition Assessment by Peter Brett Associates (12 May 2015);
Arboricultural Development Statement by CBA Trees (26 May 2015); Sustainability
Statement by Peter Brett Associates (15 July 2015); Energy Assessment by Peter Brett
Associates (14 May 2015).
RECOMMENDATIONS:
1. Resolve to grant conditional planning permission subject to the provision
pursuant to an undertaking under Section 106 of the Town and Country Planning
Act 1990 of the planning obligations listed in this report.
2. In the event that the committee resolves to refuse planning permission and there
is a subsequent appeal, delegated authority is given to officers, having regard to
the heads of terms set out in the report, to negotiate and complete a document
containing obligations pursuant to Section 106 of the Town and Country Planning
Act 1990 in order to meet the requirements of the Planning Inspector.
Applicant:
Transport for London
Agent:
Jennifer Ross
Tibbalds Planning & Urban Design
19 Maltings Place
169 Tower Bridge Road
London
SE1 3JB
SITE DESIGNATIONS
Relevant site and adjoining site designations:
Lambeth Council housing estate Adjacent to Ferndale Road Conservation Area (CA46)
NON-RESIDENTIAL LAND USE DETAILS
Site area 0.4 hectares
Use Class Use Description
Floorspace
(Gross Internal
Floorspace
sq.m)
Net change +/-
(sq.m)
Existing Class B1 Temporary Housing
Office 303
- Class D1 Community Centre 290
Other Garages 108
Total 701
Proposed Class B1a Offices 0 - 303
Class D1 Community Centre 294 +4
Other Garages 0 -108
Total 294 -407
RESIDENTIAL DETAILS
Tenure Dwelling Type (bedrooms)
1 2 3 4 Total
Existing - - - - - -
Proposed Social rented 11 23 21 0 55
PARKING DETAILS
Car Parking
Cycle Parking Other Standard Disabled
Existing Inside red-line 18 2 0
Outside red-line 144 6 N/A -
Total 162 8 -
Proposed Inside red-line 5 2 100
Outside red-line 0 4 N/A -
Estate-wide Total 167 14 100
EXECUTIVE SUMMARY
Fenwick Estate is in the Larkhall Ward (a north, central location within the Borough), positioned to
the north of the railway lines and within close proximity of Clapham North Underground Station and
Clapham High Street. The 0.4ha application site is located in the south of the estate, comprising
three parcels of land. Existing uses within the site include a disused housing office, estate garages,
community hall and play space.
This application has been submitted in pursuit of the discharge of a Section 106 obligation with
regard to the off-site delivery of affordable housing attached to an outline planning permission on the
Nine Elms Sainsbury’s land at 62 Wandsworth Road, London. The development thereby seeks to
demolish all buildings within the application site to deliver 55 social rented units in three separate
residential buildings, a new community centre and associated landscaping.
The application has been subject to detailed pre-application discussions through the Council’s
Planning Performance Agreement process. The scheme was presented to the Council’s Strategic
Panel and the PAC Members Technical Briefing as part of this process. Officers have assessed the
proposals in relation to national, strategic and local policies contained within the NPPF, London Plan
and the Lambeth Local Plan 2015.
The scheme provides a mix of 1, 2 and 3 bedroom units which have been informed by the council’s
housing department and the proposed layout of the buildings. The proposed mix of dwellings is
broadly in line with Local Plan policy.
The development would provide a good quality residential environment for future occupiers, ensuring
that levels of private and communal amenity space not only accords with but exceeds policy
requirements. The scheme would accord with policy in terms of density as well as exceeding the
internal space requirements set out in the Government’s Technical Housing Standards. All of the
proposed units will achieve a dual aspect, giving appropriate levels of outlook and daylight and
sunlight. In terms of noise and vibration from the adjoining railway line, it has been confirmed that
the site is suitable for the provision of new residential accommodation, subject to mitigation
measures in the design of buildings. Given the constrained nature and shape of the site, there is a
small shortfall in terms of on-site play space. As such, a financial contribution towards the provision
of new play space within the estate would be secured via planning obligation.
The proposed development is supported in design terms, particularly in its layout which relates to
the existing estate and enables the adjoining sites to come forward in any future masterplan. The
design of buildings are robust in character and subject to conditions requiring further information on
detailing and materials would achieve a high quality level of development.
The site has an existing community hall which is a well-used facility by residents of the Fenwick
Estate. The design of the new community centre is considered to offer a vastly improved facility both
through the provision of double height hall, as well as siting the service element along the side of the
main hall. This enables the hall to be divided in two and used simultaneously by two different groups.
The proposals also include an area of outdoor amenity space at the rear of the building. An
application to vary the Nine Elms Sainsbury’s S106 to allow for the replacement community hall to
be funded from the affordable housing contribution is reported elsewhere on this agenda.
The impact of the development on the existing residential amenity is acceptable in terms of outlook,
privacy and noise. However, given the existing nature of the site compared to the proposed
development there are some impacts in terms of daylight and sunlight, although the reductions seen
would still leave levels of daylight and sunlight that would be considered acceptable in an urban
context.
In terms of transport, the development is car-free as it will not create any additional car parking
spaces and all new residents would be exempt from applying for parking permits. Provisions are
made for wheelchair parking and spaces for the replacement community centre. The amount of cycle
parking proposed across the scheme meets the London Plan requirement. The refuse and recycling
arrangements similar to the existing arrangements for the estate are supported. The proposals are
also considered acceptable in terms of energy and sustainability, air quality, ecology, land
contamination and flood risk.
Finally, the development would be subject to a range of Section 106 obligations that would
reasonably mitigate the impacts of the development upon local infrastructure. The package of
Section 106 contributions has been negotiated having full regard to the nature of the development,
to the normal expectations conferred upon developers by the various planning policy documents,
and to the statutory tests for Section 106 obligations set out in the Community Infrastructure Levy
Regulations 2010.
As such the scheme would deliver a range of public benefits through the provision of well-designed
social housing units and a vastly improved replacement community hall, as well as making a
significant contribution towards the future regeneration of the estate. The application is therefore
recommended for approval, subject to conditions and completion of a legal agreement in accordance
with the presumption in favour of sustainable development conferred upon Local Planning Authorities
by the National Planning Policy Framework (NPPF).
OFFICER’S REPORT
Reason for referral to PAC: The application is reported to the Planning Applications
Committee in accordance with (1) (i), (ii) and (iii) of the Committee’s terms of reference
as it relates to a major application for the provision of more than 10 residential
dwellings.
1 BACKGROUND
1.1 This application has been submitted in pursuit of the discharge of a Section 106 obligation
with regard to the off-site delivery of affordable housing attached to an outline planning
permission (11/02326/OUT, granted 29.05.2012) on land at 62 Wandsworth Road, London
(‘Sainsbury’s scheme’), which forms part of the Vauxhall Nine Elms Battersea Opportunity
Area (VNEBOA).
1.2 The Sainsbury’s scheme was submitted as a ‘hybrid’ application and included a two phase
development (part outline/part detailed application). The proposals comprised a replacement
Sainsbury’s store, an education facility, community and office uses and 645 housing units
(including 144 affordable units equating to 20% of the total units) and was resolved to be
granted permission at PAC on 29 May 2012.
1.3 Of the 144 affordable units, 86 would be social rented and 58 would be intermediate. All the
86 social rented and 6 of the intermediate units were to be provided within the outline part of
the application. This part of the application was submitted in outline because it was located
on the possible future site of the new Nine Elms NLE station. At the time of the application it
was not known whether the NLE would proceed or not. Therefore, this part of the site was
applied for in outline including a box at ground level that could accommodate the station, or
an alternative use should the station not proceed, with 92 units of affordable accommodation
above.
1.4 After the PAC resolution it gradually became clear that the NLE and the station at Nine Elms
were likely to be built and that TfL were unlikely to hand the site back to Sainsbury’s to enable
them to complete their development. As the timescale for delivery of the Over Station
Development (OSD) became clearer conversations began between TfL and officers in
Planning and Housing on the possibility of providing the 92 affordable housing units, or their
equivalent, due to form part of the OSD on an alternative site. This would have the advantage
of delivery ahead of the completion of the NLE station, and the delivery of homes more
suitable to housing need.
1.5 The option of off-site provision was approved at Committee in June 2013. The number of
units was not specified so as to allow for flexibility in provision. This would allow for an
alternative mix to be provided that might include larger family units for example. The S106
agreement capped the affordable housing contribution at £11.9m as this was independently
assessed as the cost of providing the units on the Sainsbury’s site.
1.6 In February 2014 it was determined by the Cabinet Member for Housing and Regeneration
that the location for this off-site housing would be the three ‘opportunity sites’ at Fenwick
estate. This was approved by the Better Homes Board in March 2014 and recommended for
approval by AIMG on 22nd July 2014. The report noted that although the target for Sainsbury
is up to 92 affordable homes, it is limited by a cap to around £12m (figure to be verified by
independent consultant). Therefore the number of new homes could be less as the proposal
includes a re-provided community centre and the Council may prefer some larger family
homes.
1.7 In parallel with the preparation of this planning application, the Council is about to commence
upon developing a masterplan for the wider Fenwick Estate Regeneration Project. Whilst this
application does sit outside the current brief for the masterplan it is envisaged that these
proposals are highly likely to constitute the first phase of the wider estate regeneration. The
new buildings would allow for the decanting of existing residents on the Estate, which would
in turn enable the construction of a subsequent phase of development as part of the
regeneration programme.
2 SITE AND SURROUNDINGS
Site Context
2.1 Fenwick Estate is in the Larkhall Ward - a north, central location within the Borough. The
estate is positioned to the north of the Overground railway lines and within close proximity
(100m east) of Clapham North Underground Station and Clapham High Street.
2.2 The estate comprises approximately 431 residential units across 11 blocks which were built
during the 60’s and 70’s. The blocks are all of a similar character, but vary significantly in
form and size, with small additions to some of the blocks being made in recent years.
Figure 1: Aerial image of the Fenwick Estate (facing north)
2.3 The application site runs along the side of the railway line and comprises three parcels of
land within the estate, Site’s A, B and C. These are shown on Figure 2.
Figure 2: Site Location Plan showing Site’s A, B, & C.
Application Sites
2.4 Site A: This area is located along College Grove and consists of prefabricated single storey
buildings with a small area of car parking (for two vehicle). The buildings were previously
occupied by the estate’s housing office (Class B1a) but have been vacant since 2012. There
is a communal garden area in the east of the site which is used by the existing residents of
the estate.
2.5 Site B: This area is currently occupied by a single storey bricked block of nine garages, which
are accessed off Cottage Grove. At the rear of the site is a small triangle of lawn which is
fenced, but open to the public and accessed by a small pathway from Cottage Grove.
2.6 Site C: This area is currently occupied by Fenwick Hall - a single storey community centre,
measuring 270sq.m. Also within the site is an area of parking, some patches of lawn and a
children’s playspace. The area can be accessed from either Willington Road or a pathway
from Site B.
Surrounding area
2.7 To the west of the Estate, around the Underground station is a range of mixed-use and
commercial buildings. These offer services such as supermarkets, post offices, schools,
doctors surgeries, bar and restaurants.
2.8 To the north, along Landor Road, is Victorian housing. On the other side of the railway tracks
lies 19th century terraced housing and along Bedford Road are two new large residential
blocks which are nearing completion.
Policy designations, accessibility and constraints
2.9 Other than being a Lambeth Council housing estate, the application site has no policy
designations. On the opposite side of the railway tracks (to the south of the site) is the
Ferndale Road Conservation Area (CA46).
2.10 The site is well served by public transport. Clapham North Underground (Northern Line) and
mainline stations are within 400m, as are various bus routes. The eastern end of site achieves
a PTAL of 6a (excellent), but reduces to level 4 (moderately accessible) towards Willington
Road in the east.
2.11 In terms of parking, the Estate is within Controlled Parking Zone (CPZ) Brixton B. There are
144 parking spaces allocated as either Permit Holder Only (PHO) or PHO / pay & display
spaces, six disabled spaces and 117 yellow line spaces across the whole estate. There is a
total of 20 designated parking spaces (including 2 disabled spaces) across the site, nine of
these parking spaces are in garage block on Site A.
Site Photos
1) Site A, image showing the vacant housing offices
2) Site A (on the left of the image) along Cottage Grove facing west
3) Site B & front of elevation 22-44 Cottage Grove (facing south)
4) View north from Site B’s boundary
5) Garages within Site B (facing north)
6) View along Cottage Grove looking west from Site B
1 2
3 4
5 6
7) Access into Site C from Wilmington Road
8) Site C with play space in the foreground and community hall behind
7 8
3 PROPOSALS
3.1 The proposals seek to demolish all of existing buildings on each of the three sites to provide
55 social rented units (11 x 1 beds, 23 x 2-beds and 21 x 3-beds) in three separate residential
blocks, a new community centre and landscaping.
Figure 3: Proposed site layout and landscaped areas
Site A
3.2 This site accommodates Building A, measuring 6 storeys in height and providing 23
apartments (2 x 1-bed, 12 x 2-beds and 9 x 3-beds). The core of the building is central within
the plan and contains two lifts. The plant room is proposed on the ground floor. In terms of
layout, Site A would provide a communal garden of 183sq.m and external cycle store in the
northwest corner.
2.3 The existing communal gardens to the east of the building are proposed to be enhanced
through landscaping and planting for both existing and new residents.
Figure 4: CGI of Building A looking west, from outside 105-125 Cottage Grove
Figure 5: Front elevation of Building A looking south from outside 105-125 Cottage Grove
Figure 6: Proposed ground floor of Building A
Figure 7: Typical Upper Floor Plan (left) and Sixth Floor Plan (right)
Site B
3.4 This site accommodates Building B, which is part 3, part 7 storeys in height and would provide
23 apartments (7 x 1-bed, 9 x 2-beds and 7 x 3-beds). These include 4 wheelchair adaptable
units. The entrance lobby would open onto Cottage Grove and the core is off centre in plan
form and contains two lifts. The core of the building has an atrium which runs through the full
height of the building and offers daylight and ventilation.
3.5 A communal garden of approximately 83sq.m is proposed to west of Building B. An external
cycle storage building is proposed within this space.
Figure 8: CGI of Building B looking south, from outside 22-44 Cottage Grove
Figure 9: Proposed ground floor of Building B
Figure 10: Proposed First / Second Floor (left) and Typical Upper Floor
Site C
3.5 The site is accessed of Willington Road and would deliver a mews style building (Building C).
Building C measures 2 and 3 storeys in height and would provide 9 units (2 x 1-bed, 2 x 2-
bed and a row of 5 x 3-bed townhouses with rear gardens). The ground floor units all have a
front door and a kitchen facing the new mews street (proposed to be hard landscaped).
3.6 Site C accommodates the new community hall with a total floorspace of 294sq.m. In addition
to the double height main hall of 184.6sq.m the building has been design to include an office,
kitchen and toilet facilities. A garden space would be provided at the rear of the community
hall.
Figure 11: CGI of Building C and new community hall from site entrance off Wilmington Road
Figure 12: Ground Floor Plan of Building C and the new community hall.
Figure 13: Proposed layout of the townhouses within Building C.
Amendments
3.9 During the course of the assessment clarification was sought in respect of certain issues and
a number of minor amendments have been made to the proposals. Updated plans and
additional documents were submitted on 22 December 2015. On the whole the amendments
and clarifications related to:
- Removal of the roof covering the bin store at Building C;
- Addition of obscured panel to ground floor flat within Building A & B;
- Information on the adjacency between Building B and 46-76 (even) Cottage Grove;
- The retention of a Tree of Heaven (tree no. T6) within Site C;
- The provision of permeable paving in the rear gardens at Block C
- Details of the mews entrance gate access;
3.10 The amendments are not material changes to the proposals and therefore did not require a
further period of consultation. All amendments have been reflected in the list of plans and
documents for approval.
4 RELEVANT PLANNING HISTORY
Planning Applications
4.1 As identified above, this planning application has been submitted pursuant to a Section 106
obligation with regard to the delivery of off-site affordable housing attached to an outline
planning permission (11/02326/OUT) on land at 62 Wandsworth Road, London (‘Sainsbury’s
scheme’).
4.2 Planning permission was granted in 2006 on Site B for the demolition of existing garages and
the refurbishment of existing ball games area, with new football and basketball facilities,
installation of new boundary fencing and gates and hard and soft landscaping and lighting
(ref: 06/02934/RG3).
4.3 Following a search of Lambeth’s planning database there appears to be no other planning
applications which are relevant to the application site.
Pre-application discussions/design review
4.4 This application is subject to a Planning Performance Agreements (PPA), which set out an
agreement between the Agent/Applicant and the Local Planning Authority on how the pre-
application and application processes are to be managed, thereby ensuring all relevant
issues are ‘front-loaded’ prior to the planning application submission.
4.5 As part of this agreement, a series of pre-application meetings took place to discuss the
proposals as they developed over a period of 10 months. In addition, a number of formal
panels were also convened to review the progression of the scheme. As such, the scheme
was referred to the Council's Strategic Sites Panel in March 2015. The application was also
subject of a Technical Briefing to the current Planning Applications Committee Members on
11 January 2016.
5 CONSULTATIONS
Statutory and External Consultees
5.1 Transport for London (TfL) (19/10/2015):
‘As the site is not located on either the Transport for London Road Network (TLRN) or the
Strategic Road Network (SRN) in this instance TfL has no comments to make.’
5.2 Metropolitan Police - Designing Out Crime (22/10/2015)
No in principle objections, but raise the following comments in respect of the proposals:
Blocks A, B & C
Secure residential foyer recommended - either incorporating secondary access controlled
doors to mitigate potential for tailgating into private areas or secure access control to the lifts
& stairs. There is a significant risk of graffiti occurring on this building and those situated close
/ overlooking the railway line. Graffiti mitigation measures are recommended.
Communal Gardens
Block A has communal gardens on each end of the building, the east garden enjoys minimal
overlooking and surveillance - due to lifts, bin store and stairwells being located on this wall.
Is this communal garden for the use of new residents only? If not surveyed and left unlocked
at night it could become vulnerable to ASB and nuisance.
Boundary treatment, gates and external cycle storage should meet SBD minimum standards.
If rear boundaries abut public footpaths I recommend that trellis is incorporated on top of at
least 1.8m high robust fencing.
Community Centre
What is the fire strategy regarding this building / use?
Does the adjoining block remain self-contained?
Audio visual access control system is recommended for this centre. It should be designed to
enable staff to operate it and secure the doors from the office or hall. This is for lone worker
and youth worker safety.
Should you decide to grant planning permission for this proposal, I recommend the following
to mitigate the above issues:
- A requirement for each block and the Community centre to incorporate relevant design
principles and minimum standards for physical protection, as detailed in Secured by Design
New Homes/ 2014 - (or subsequent revisions) - this should include external communal
lighting to meet the standards set out in BS 5489 - 1 2013 (appropriate paragraph for use)
- With regard to the Community Centre and adjoining houses, the applicant submits a crime
prevention strategy to show how they will mitigate potential dual use conflicts and the ongoing
crime and community safety issues that are prevalent in this area.
5.3 Thames Water (19/10/2015):
Waste Comments
Thames Water would advise that with regard to sewerage infrastructure capacity, we would
not have any objection to the above planning application.
With regard to surface water drainage it is the responsibility of a developer to make proper
provision for drainage to ground, water courses or a suitable sewer. In respect of surface
water it is recommended that the applicant should ensure that storm flows are attenuated or
regulated into the receiving public network through on or off site storage. When it is proposed
to connect to a combined public sewer, the site drainage should be separate and combined
at the final manhole nearest the boundary. Connections are not permitted for the removal of
groundwater. Where the developer proposes to discharge to a public sewer, prior approval
from Thames Water Developer Services will be required. Reason - to ensure that the surface
water discharge from the site shall not be detrimental to the existing sewerage system.
Water Comments
On the basis of information provided, Thames Water would advise that with regard to water
infrastructure capacity, we would not have any objection to the above planning application.
Thames Water however recommend the following informative be attached to this planning
permission; ‘Thames Water will aim to provide customers with a minimum pressure of 10m
head (approximately 1 bar) and a flow rate of 9 litres/minute at the point where it leaves
Thames Waters pipes. The developer should take account of this minimum pressure in the
design of the proposed development.’
Adjoining owners/occupiers
5.4 Letters were sent to all adjoining properties and wider neighbours (49) on 25/09/2015. In
addition, site notices (x5) were displayed around the site from 16/10/2015 to 06/11/2015, and
the application was advertised in the local paper (Weekender Press) on 16/10/2015.
5.5 In response to the initial consultation a total of six representation have been received from
local residents (5 letters of objection and one letter of support). A summary of the concerns
raised is set out below:
Summary of objections Response
Design
The existing properties are low rise and the
proposed design is not in keeping with the rest of
the buildings.
Please refer to Section 6.2 which provides an
assessment of the scheme’s design.
The redevelopment proposal does not take into
consideration current residential density in the
area.
Please refer to paragraph 6.3.2 to 6.3.2 which
assesses propose level of density.
Amenity
The submitted daylight / sunlight report fails to
take into account the issues of light from 7 storey
tower block on 46-72 Cottage Grove houses
which is three times higher than the present
house and completely overwhelming. The report
should be independently assessed.
Please refer to Section 6.5 which provides a
detailed assessment on daylight and sunlight to
neighbouring properties and amenity spaces.
The new buildings will be overbearing by reason
of its size and enclose the residence of Cottage
Grove.
Please refer to paragraphs 6.8.2 to 6.8.5 which
assesses the proposal’s impact on outlook.
The proposed development, through increasing
the number of families within the estate would
increase noise pollution.
The scheme has been designed to minimise
an increase in noise pollution within the estate
through the design of buildings and the siting
of public and private amenity spaces.
Management plans are proposed for
refuse/recycling, servicing and the use of the
community centre and would ensure that any
noise disturbance is managed.
The proposed windows positions in Buildings B &
C will overlook neighbouring properties and
gardens, hampering the privacy of residents.
Please refer to paragraphs 6.8.2 to 6.8.5 on
which assesses the impact which the new
buildings would have on privacy.
Transport
Where is the car parking being provided for the
new occupants?
The development is proposed to be car-free.
Car parking spaces are proposed for the six
disabled units.
How do you hope to stop the roads being blocked
with traffic and problems with parking by visitors?
The roads are not wide enough as it is for the
traffic.
Please refer to paragraph 6.9.7 on trip
generation.
The proposals would have an unacceptable
impact upon the public transport network,
Please refer to Section 6.9 which assesses the
transport and servicing implications of
development.
Trees, play space and landscaping
The new building would result in the loss of a 80’
Robina Acacia Frisia tree which would offer
provide a level of privacy and screening from the
proposed Building C and deaden the sound from
trains.
Please refer to paragraph 6.11.3 in respect of
the proposed loss of trees.
The scheme proposes to build on the garden with
play area. Where is this being provided in the
scheme for the large public need for open
spaces? It is not acceptable to remove green
areas.
Please refer to Section 6.4 on amenity and play
space
The proposals for the new housing remove new
good quality timber play equipment installed 2
years ago on the community centre site at the
request of the TRA. The proposals discuss the
play strategy and mention relocation of the play
equipment but do not say where the play
equipment is to go. This is the only play
equipment suitable for children over the age of 5
on the estate and it is crucial that a play space for
5 - 10 year olds is maintained within the estate
Please refer to Section 6.4 on amenity and play
space
boundary.
A landscape condition for full detailed design of a
new play space for 5 -10 years within the estate
should be included in the planning consent. In
addition 106 funding should be identified to
ensure that the existing older under-fives play
area can be refurbished to meet the demands of
a higher population density on the estate.
The play strategy mentions good quality hard
landscape as a play feature - this is only
successful within a soft landscape setting and
with some active play facilities for very young
children in the courtyards - the architects should
refer to Design for Play for guidance. There are
no examples given or layouts for play spaces.
Please refer to Section 6.4 on amenity and play
space
5 POLICIES
5.1 Section 38(6) of the Planning and Compulsory Purchase Act 2004 requires planning
decisions to be made in accordance with the development plan unless material
considerations indicate otherwise.
5.2 The National Planning Policy Framework was published in 2012. This document sets out the
Government’s planning policies for England including the presumption in favour of
sustainable development and is a material consideration in the determination of all
applications.
5.3 The development plan in Lambeth is the London Plan (2015) and the Lambeth Local Plan
(September 2015).
5.4 The current planning application has been considered against all relevant national, regional
and local planning policies as well as any relevant guidance. Set out below are those policies
most relevant to the application, however, consideration is made against the development
plan as a whole.
5.5 The London Plan (2015)
Policy 1.1 Delivering the strategic vision and objectives for London
Policy 2.1 London in its global, European and United Kingdom context
Policy 2.2 London and the wider metropolitan area
Policy 2.3 Growth areas and co-ordination corridors
Policy 2.9 Inner London
Policy 3.1 Ensuring equal life chances for all
Policy 3.2 Improving health and addressing health inequalities
Policy 3.3 Increasing housing supply
Policy 3.4 Optimising housing potential
Policy 3.5 Quality and design of housing developments
Policy 3.6 Children and young people’s play and informal recreation facilities
Policy 3.7 Large residential developments
Policy 3.8 Housing choice
Policy 3.9 Mixed and balanced communities
Policy 3.10 Definition of affordable housing
Policy 3.11 Affordable housing targets
Policy 3.12 Negotiating affordable housing onschemes
Policy 3.13 Affordable housing thresholds
Policy 3.14 Existing housing
Policy 3.15 Coordination of housing development and investment
Policy 4.2 Offices
Policy 5.1 Climate change mitigation
Policy 5.2 Minimising carbon dioxide emissions
Policy 5.3 Sustainable design and construction
Policy 5.4A Electricity and gas supply
Policy 5.5 Decentralised energy networks
Policy 5.6 Decentralised energy in development proposals
Policy 5.7 Renewable energy
Policy 5.8 Innovative energy technologies
Policy 5.9 Overheating and cooling
Policy 5.10 Urban greening
Policy 5.11 Green roofs and development site environs
Policy 5.12 Flood risk management
Policy 5.13 Sustainable drainage
Policy 5.14 Water quality and wastewater infrastructure
Policy 5.15 Water use and supplies
Policy 5.16 Waste net self-sufficiency
Policy 5.17 Waste capacity
Policy 5.18 Construction, excavation and demolition waste
Policy 5.21 Contaminated land
Policy 6.1 Strategic approach
Policy 6.2 Providing public transport capacity and safeguarding land for transport
Policy 6.3 Assessing effects of development on transport capacity
Policy 6.4 Enhancing London’s transport connectivity
Policy 6.5 Funding Crossrail and other strategically important transport infrastructure
Policy 6.7 Better streets and surface transport
Policy 6.9 Cycling
Policy 6.10 Walking
Policy 6.13 Parking
Policy 7.1 Lifetime neighbourhoods
Policy 7.2 An inclusive environment
Policy 7.3 Designing out crime
Policy 7.4 Local character
Policy 7.5 Public realm
Policy 7.6 Architecture
Policy 7.8 Heritage assets and archaeology
Policy 7.14 Improving air quality
Policy 7.15 Reducing and managing noise, improving and enhancing the acoustic
environment and promoting appropriate soundscapes
Policy 7.18 Protecting open space and addressing deficiency
Policy 7.19 Biodiversity and access to nature
Policy 7.21 Trees and woodlands
5.6 Lambeth Local Plan (September 2015)
D1 (Delivery and monitoring)
D2 (Presumption in favour of sustainable development)
D3 (Infrastructure)
D4 (Planning obligations)
H1 (Maximising housing growth)
H2 (Delivering affordable housing)
H4 (Housing mix in new developments)
H5 (Housing standards)
H8 (Housing to meet specific community needs)
ED2 (Business, industrial and storage uses outside KIBAs)
ED14 (Employment and training)
S1 (Safeguarding existing community premises)
S2 (New or improved community premise)
T1 (Sustainable travel)
T2 (Walking)
T3 (Cycling)
T4 (Public transport infrastructure)
T6 (Assessing impacts of development on transport capacity)
T7 (Parking)
T8 (Servicing)
EN1 (Open space and biodiversity)
EN3 (Decentralised energy)
EN4 (Sustainable design and construction)
EN5 (Flood risk)
EN6 (Sustainable drainage systems and water management)
EN7 (Sustainable waste management)
Q1 (Inclusive environments)
Q2 (Amenity)
Q3 (Community safety)
Q5 (Local distinctiveness)
Q6 (Urban design: public realm)
Q7 (Urban design: new development)
Q8 (Design quality: construction detailing)
Q9 (Landscaping)
Q10 (Trees)
Q12 (Refuse/recycling storage)
Q13 (Cycle storage)
Q15 (Boundary treatments)
Q22 (Conservation areas)
5.7 Other Guidance
The following other guidance is also considered relevant to the application proposal:
Regional
Planning for Equality and Diversity in London (October 2007);
Use of planning obligations in the funding of Crossrail, and the Mayoral Community
Infrastructure Levy (April 2012);
Shaping Neighbourhoods: Play and Informal Recreation (September 2012);
Housing Supplementary Planning Guidance (November 2012);
Draft Interim Housing Supplementary Planning Guidance (May 2015);
Sustainable Design and Construction Supplementary Planning Guidance (April
2014);
London Planning Statement (May 2014);
The control of dust and emission during construction and demolition (July 2014);
Accessible London – Achieving an Inclusive Environment (October 2014); and
Lambeth
Brixton SPD (June 2013);
Refuse and Recycling Storage Design Guide (July 2013);
Waste and Recycling storage and collection requirements – Technical specification
for Architects and Developers (October 2013);
Approved CIL Charging Schedule (1st October 2014); and
Lambeth Regulation 123 List (1st October 2014).
5.8 Technical Housing Standards: In March 2015 the Government published a set of national
space standards for new residential dwellings. These standards came into force on 1st
October 2015 and form part of the assessment of residential quality.
6 PLANNING ASSESSMENT
6.1 Land Use
6.1.1 The scheme proposes the residential redevelopment of the application site, comprising the
demolition of all extension buildings and structures and the provision of 55 social rented
homes within three buildings and a replacement / new community hall of 294sq.m. The
proposals are considered further in land use terms below.
6.1.2 Existing land use - Employment
Site A has a group of single storey temporary buildings (with an internal area of 303sq.m)
which were previously used as a council housing office (Class B1a) for the estate and the
wider area. These buildings have remained vacant for the last three years following the
council’s decision to rationalise their housing offices in a single location.
6.1.3 Local Plan Policy ED2 (Business, industrial and storage uses outside KIBAs) seeks to resist
the loss of land or floorspace in business use unless there is clear and robust evidence to
suggest that there is no demand for the floorspace. The policy further states that exceptions
will apply where the proposal secures major planning priorities for which there is a
demonstrable need.
6.1.4 As mentioned above, the site has not been used as local housing office for a number of years
and the quality of the accommodation is not considered suitable for modern office occupiers.
The council recently investigated the possibly of basing some of the estate regeneration team
there, however significant work would have been required to buildings in order to provide
suitable office accommodation. Furthermore, the scheme would deliver 23 new social rented
units on the site – the delivery of affordable housing is one of the council main priorities.
Taking these factors into account, the loss of 303sq.m is in this instance considered to be
acceptable.
6.1.5 In accordance with Local Plan Policies D4 (Planning Obligations) and ED14 (Employment
and Training) the Council will secure a package of measures for local labour in construction
and general employment and training either through on-site initiatives and/or through
appropriate financial obligations. Details of these obligations will be set out in Section 12 of
this report.
6.1.6 Proposed Residential Use / Affordable Housing unit mix
The delivery of new homes is considered a priority for Lambeth, as such the principle of
residential use on this site is considered acceptable by virtue of London Plan Policies 3.3
(Increasing Housing Supply) and 3.4 (Optimising Housing Potential), Local Plan Policy H1
(Maximising Housing Growth).
6.1.7 Local Plan Policy H1 seeks to maximise delivery of new housing in Lambeth over the next
10 years. The London Plan sets a target for Lambeth to deliver a minimum of 15,594 new
homes in this period, equating to 1,559 new homes a year. Furthermore, Lambeth Housing
have made a pledge to delivering 1,000 new homes across the existing housing estates
within Borough over the next five years.
6.1.8 As mentioned above, Fenwick Estate is currently out to public consultation with regard to
masterplanning the wider estate for the delivery of new housing, community uses, improved
public open space and play facilities. The application site has been identified by the council
as a suitable location for the provision of new social housing and would assist with spurring
the wider regeneration of the estate. The proposals are therefore supported by Development
Plan policies.
6.1.9 Local Plan Policy H2 (Delivering affordable housing) seeks to maximise the delivery of
affordable housing in the borough. Policy H4 (Housing mix in new developments) makes
clear that an appropriate mix of dwellings should be provided to meet current and future
housing needs. In terms of affordable housing, the policy sets a preferred mix, in which not
more than 20% of dwellings should 1 bedroom units, 20%-50% should be 2 bedroom units
and 40% should be 3 bedroom or more units.
6.1.10 The scheme provides 55 social rented units across three buildings to a mix of 11 x 1 beds
(20%), 23 x 2-beds (42%) and 21 x 3-beds (38%). This mix of units has been informed by
the council’s housing department and the proposed layout of the buildings and is broadly in
line with local plan policy as it seeks to maximise the number of 3-bed family units.
6.1.11 The Council is seeking to retain ownership of all the residential units and can therefore
manage the stock as necessary to meet specific housing needs as they arise, again in the
spirit of Policy H2. A S106 clause is recommended to control the tenure and ownership of
units.
6.1.12 Community Use
At a strategic level, London Plan Policies 3.16 (Protection and enhancement of social
infrastructure), seek to protect existing community uses and support proposals for additional
and improved community uses in accessible locations. Local Plan Policy S1 (Safeguarding
existing community premises) seeks to safeguard existing premises for community uses
(within Classes D1 and D2), while Policy S2 (New or improved community premises) supports
the provision of new or improved facilities in accessible locations that are designed to be
flexible and adaptable in the longer term.
6.1.13 Site C has an existing community hall which is a well-used facility by residents of the Fenwick
Estate and the local area for various classes and functions. The existing community hall has
a total internal area of 290sq.m and is single storey with a floor to ceiling height of
approximately 3 metre. All of the service functions of the community hall (kitchen and offices)
are located at one end of the building, around the main entrance.
6.1.14 The application proposes a replacement community hall (measuring 294sq. m) within Site C
– established to be the preferred location for the hall by local residents through public
consultation events in preparation of the planning application. The massing of the new
community facility is split into parts, a two storey height hall and single storey service area.
The design of the building is considered to offer a vastly improved facility both through the
provision of double height hall, as well as siting the service element along the side of the
main hall. This enables the hall to be divided in two and used simultaneously by two different
groups. The proposals also include a 174sq.m area of outdoor amenity space at the rear of
the building which can be accessed or used in connection with, or independently from, the
community hall.
6.1.15 As such, in policy terms the provision of new community facilities on this site is considered
acceptable in line with policies S2 in the Lambeth Local Plan SPD.
6.2 Design
6.2.1 The layout of the proposed development and scale and massing of new buildings has been
subject ongoing pre-application discussions between the council and applicants since 2014.
The estate is not located within a designated conservation area, however the council require
a high level of design quality to be achieved through Local Plan Policies Q5 (Local
distinctiveness), Q6 (Urban design: public realm), Q7 (Urban design: new development) and
Q8 (Design quality: construction detailing) primarily.
6.2.2 The application site is located in the southernmost part of the Fenwick Estate and is bound
by buildings which vary in height; the single storey garage adjoining the west boundary of
Site A, two storey residential blocks along the south side of Cottage Grove and a four storey
block along Wilmington Road. On the north side of Cottage Grove are four storey blocks.
6.2.3 In formulating the proposed layout and orientation of the development, the general siting of
buildings and amenity spaces are considered to relate well to existing layout of the estate.
Careful consideration has also been given to ensure that the scheme would not restrict
adjoining sites from being redeveloped in the future as part of Lambeth’s estate regeneration
programme which is encouraging.
Figure 14: Image from Design and Access Statement showing proposed building heights.
Site A and Site B
6.2.4 Building’s A & B would be taller than the existing residential blocks within the estate through
being seven storeys at their highest point. Officers are however content that the proposed
scale and massing of these buildings provides an appropriate level of development given
their siting along the railway line. It is also worth noting that scale, height and massing on the
western end of Building B has been designed to relate to the two storey block along Cottage
Grove (22‐44 Cottage Grove).
6.2.5 Both Building’s A & B would also ensure that the street frontages are animated and activated
through providing generous entrances and being overlooked by windows and amenity spaces
serving new dwellings. To ensure that there would be no visual clutter from the storage of
items on balconies serving ground floor flats fronting Cottage Grove the scheme was
amended to include screening along proposed balustrade.
6.2.6 To the south of railway line is the Ferndale Road Conservation Area (CA46) and Building’s A
& B would be visible from within the conservation area. However, proposed design quality of
the buildings respond well to the wider area and would not have a harmful impact of the
setting of the conservation area, in line with Local Plan Q22 (Conservation areas).
6.2.7 The proposed appearance and materials of Building’s A & B have been carefully considered
by the architects who have been responsible for many high quality estate regeneration
projects across London. These taller building have been designed to demonstrate simple
high quality brick facades, robust precast opening surrounds, building plinths and generous
inset balconies, an approach supported by officers.
Site C
6.2.8 Turning to Building C within Site C, the scale of the proposal has been designed to have
regard to the two storey block to the rear of the Site. The new building also offers adequate
separation between these properties through having their rear gardens abutting existing rear
gardens and angling the mews end of the building away. Officers had concerns that there is
a risk of the area outside the hall and mews properties being misused for parking by users of
the hall. The presence of a well-designed 1m high gate would protect the mews street from
parking and allow it to remain a pedestrian space with amenity. The remaining layout, with
its disabled parking bays still allows for vehicular access.
6.2.9 Building C is a contemporary interpretation of the traditional London mews house with a
regular rhythm of openings and entrances designed with a flush façade. The established
material palette will build upon the surrounding housing to allow the new build elements to sit
comfortably in context and connect to the urban grain.
6.2.10 Through public consultation exercises by the applicants with existing residents of the estate
it was established that they support the provision of the community hall within Site C. To
ensure that this new facility responds to the block at 62‐74 & 112‐124 Willington Road the
single storey element of the hall has been located on the site’s boundary. The provision of
an amenity space at the rear of the hall also ensures that there would be adequate separation
distances with 46‐76 Cottage Grove.
6.2.11 The community hall is intended to be a simplistic and flexible space with good daylight levels.
The design will be distinct from the other proposed buildings which is acceptable given that
it offers a different use. The same style of windows are however proposed, enabling it to
relate to the other new buildings. Glass planks that will provide both diffused natural light into
the centre and good sound blocking properties will provide high-level glazing.
6.2.12 Secured by Design
In accordance with London Plan Policy 7.3 and Local Plan Policy Q3 and as part of the pre-
application process, the applicant has taken into consideration the Metropolitan Police’s
Designing Out Crime Officer officers comments in an attempt to design out opportunities for
crime wherever practicable. The scheme has incorporated a range of design principles in
order to promote natural surveillance and ensure the scheme meets the principles of Secured
by Design.
6.2.13 The scheme will be required to install an access control system for each block along with
secure residential foyers/secure access to lifts/stairs, including CCTV where appropriate. In
accordance with comments made by the Designing Out Crime Officer the proposals are
considered to be acceptable, subject to conditions to secure compliance with the principles
of Secured by Design and the provision of a Crime Prevention Strategy.
6.2.14 Design summary
Officers are supportive of the proposed development in design terms, particularly in its layout
which relates to the existing estate and enables the adjoining sites to come forward in any
future masterplan. The design of buildings is robust in character and subject to conditions
requiring further information on detailing and materials would achieve a high quality level of
development.
6.3 Standard of residential accommodation
6.3.1 Density
London Plan Policy 3.4 (Optimising Housing Potential), supported by Local Plan Policy H1
(Maximising housing growth) seek to optimise development densities based on local context,
character and accessibility. The east part of the site (Site A) has a PTAL of 6a while the
southern end of the site by Willington Road (Site C) falls to level 4. In accordance with Table
3.2 in the London Plan the site would be considered as ‘urban’ in character. As such, a
development within the range of between 45-185 units per hectare or 200-700 habitable
rooms per hectare is generally considered to be appropriate.
6.3.2 The scheme seeks to optimise densities at the east end of the site, with a clear reduction in
scale (partly influenced by local character) towards the west. Overall, officers have calculated
that the scheme achieves a density of 124 units per hectare or 395 habitable rooms per
hectare. It is therefore considered that the density is acceptable, given the quality of the
scheme being brought forward, the extent of the site and the Council’s future plans for estate
regeneration across Fenwick Estate.
6.3.2 Technical Housing Standards
As of 1st October 2015 new technical standards are to be applied to new residential
development. These standards replace those previously set out in London Plan Policy 3.5.
The proposed development meets and in places exceeds all relevant standards, including
internal minimum space standards and floor to ceiling heights for all residential dwellings. All
55 units would provide dual aspect accommodation (as per the London Plan definition) in
accordance with Local Plan Policy H5 (Housing Standards).
6.3.3 The proposals are considered to be acceptable in terms privacy through the positioning of
windows in relation to both existing buildings within the estate and the development itself.
6.3.4 In terms of outlook, the vast majority of properties would experience an excellent level of
outlook to windows serving habitable rooms and private amenity spaces. There are however
two ground floor units within Building A which are located within very close proximity (4.2m)
to the 5 metre high retaining wall of the railway which would impact upon the level of outlook
from windows serving habitable rooms (bedrooms). This is illustrated below in Figure 15.
Figure 15: Section through Building A (left) and raised ground floor 2-bed units at the rear of
Building A (right)
6.3.5 To address this issue the architects have designed the layout of these dwellings to ensure
that the primary windows serving living rooms front areas of open space (see Figures 15, 16
and 17) and raised by 0.75m the floor levels to enable a very good level of daylight and
sunlight to reach these rooms. To ensure that the space between Building A and retaining
wall of the railway is not bookended by the bike store, and to improve the outlook from balcony
serving Unit BA-03-03 on the ground floor of the building, officers require this to be
repositioned within the communal amenity space through a condition. Taking all these factors
into consideration, officers are satisfied that these properties would provide an acceptable
quality of accommodation.
Figure 16: Sketch showing the relationship between the raised ground floor flat unit at the rear of
Building A and the adjacent reatianing wall to the railway.
Figure 17: Sketch showing the living/kitchen/dining room in relation to the railway retaining wall and
communal garden.
6.3.6 Under the new National Technical Standards, London Plan Policy 3.8 (Housing Choice) is to
be interpreted so that the current standards relating to ‘lifetime homes’ and ‘wheelchair
accessible or easily adaptable dwellings’ are removed, and instead:
90% of new dwellings will need to be ‘accessible and adaptable’ (this is defined by
building regulations – Part M4 (2)); and
10% of new dwellings will need to be ‘wheelchair user dwellings’ (this is defined by
building regulations – Part M4 (3)).
6.3.7 There are eight dwellings across the development which are not designed to be accessible
and adaptable for wheelchair users. This is due to six ground floor units within Building’s A &
B having an internal stepped access, required to accommodate the 0.75m raised floorplate
(to improve daylighting to these units). The two 1-bed units at first floor within Building C,
have stepped access only as it is not considered financially viable to install a lift in the building
to service these units. The London Plan however accepts that there are instances where
90% of new dwellings across a development can’t meet the accessible and adaptable criteria
of building regulations for viability reasons.
6.3.8 The development proposes to deliver provide a total six wheelchair user dwellings. Four over
first and second floor within Building B and two on the ground floor of Building C. This equates
to 11% across the development. This provision will be secured through an appropriate
condition.
6.3.9 Technical Housing Standards in respect of energy efficiency/sustainability, noise and
vibration and air quality are considered elsewhere in this report.
6.4 Amenity and Play Space
6.4.1 Amenity Space
Local Plan Policy H5 (Housing Standards) sets out requirements in respect external amenity
space and children’s play space. For new flatted developments, communal amenity space of
at least 50sq.m per scheme should be provided, plus a further 10sq.m per flat provided either
as a balcony/terrace/private garden or consolidated within the communal amenity space. The
scheme proposes a range of private and communal amenity spaces, incorporating children’s
play space provision. In addition, the scheme proposes significant new areas of public realm
for the benefit of residents and the wider community.
6.4.2 Each dwelling has at least 5sq.m (plus 1sq.m for each additional occupant as required by the
London Plan) of private amenity space. The scheme would deliver a total of 594sq.m of
private amenity for the fifty flats the form of inset balconies or roof terraces (with a minimum
depth of 1.5 metres) and gardens (for the two ground floor flats in Building C).
6.4.3 In terms of the five townhouses within Building C, these would benefit from 30sq.m rear
gardens and 10sq.m balconies (total of 40sq.m per unit). Officers welcome this level of
provision of private amenity space.
6.4.4 In total the scheme provides 1,132sq.m of new or upgraded communal amenity space
(shown in Figure 3), thereby comfortably exceeding the London Plan policy requirement of
50sq.m.
6.4.5 Children’s Play Space
Policy H5 states that, “for developments of 10 or more units with at least one family-sized
dwelling, children’s play space should be provided where appropriate to at least the levels
set out in the London Plan Supplementary Planning Guidance ‘Shaping Neighbourhoods:
Play and Informal Recreation’ 2012. In exceptional circumstances off-site provision may be
acceptable.” Using the SPG methodology it has been calculated that approximately 57
children are predicted to live in the development.
6.4.6 In terms of existing play space, the Council has in recent years provided several play areas
within the estate, including a ball court with seating area and play area located beside
Fenwick Hall which has a variety of play equipment. There is also a playground along Cottage
Grove which provides one piece of play equipment on tarmac surface and of poor condition,
offering little play value. These are shown in Figure 18 below:
Figure 18: Plan showing the existing play facilities within the estate
6.4.7 The submitted Landscaping Strategy by Farrer Huxley Associates confirms that the 46 flats
within Building’s A & B would generate the following child yield and playspace requirements:
Under 5 years old = 25 children, 250sq.m of doorstep play
5-11 years old = 19 children, 190sq.m of local play space
12+ years old = 11 children, 110sq.m of youth play space.
6.4.8 The scheme proposes 252sq.m of doorstep play space for Building’s A & B as well as
183sq.m of local play space for the 5-11 year old age group (a total of 435sq.m). These would
be provided in the communal gardens alongside the new buildings and would include natural
play areas with logs and climbable objects. The resulting shortfall of local play space is
considered to be outweighed by the provision of lawns for free play. There is no youth play
space (for 12+ year olds) proposed on-site in connection with these buildings.
6.4.9 The four flats with Building C would generate the requirement for 20sq.m of doorstep play for
two Under 5 year old children. Both the two bedroom flats on the ground floor are served by
rear gardens of approximately 30sq.m, which is significantly more than the London Plan
policy requirement for private amenity space. This considered to negate requirement for the
provision of doorstep play for these units. The other two 1-bed flats on the first floor of the
building do not generate a requirement for play space.
6.4.10 In terms of the five townhouses within Building C, these would generate these would generate
the following child yield and playspace requirements:
Under 5 years old = 3 children, 30sq.m of doorstep play
5-11 years old = 4 children, 40sq.m of local play space
12+ years old = 3 children, 30sq.m of youth play space.
6.4.11 As commented above, these properties would each be provided with 30sq.m rear gardens
and 10sq.m terraces which equates to 220sq.m of private amenity space – over and above
the London Plan requirement. Furthermore, the 179sq.m of paved amenity space in front of
the building provides a safe place for children to play and ride bicycles/scooters etc. It is felt
therefore that this significant level of provision satisfies the requirements for 70sq.m doorstep
and local play space.
6.4.12 The scheme does not propose any youth play space and requires for the existing playspace
on Site C to be removed for the site to be redeveloped. The applicant has identified two
available spaces within the estate of 522sq.m and 1,267sq.m where the 567sq.m level of
provision would be met. Therefore, officers considered it appropriate to seek a financial
contribution of £56,133 (representing a value of £99 per sq.m shortfall) towards the provision
of new play facilities in areas identified within the estate. This contribution would be sought
through a clause in the S106 Undertaking.
6.4.13 Amenity and Play Space Conclusion
The proposed provisions in respect of private and communal amenity and children’s play
space are considered acceptable and in accordance with relevant policies, subject to
conditions and the required play space contribution.
6.5 Daylight and Sunlight
6.5.1 In accordance with Local Plan Policy Q2 (Amenity) the application has been accompanied
by a Daylight and Sunlight Report prepared by Waldrams. The development has been
assessed against the Building Research Establishment (BRE) guidance ‘Site Layout
Planning for Daylight and Sunlight’. The Council has sought independent review of the report
findings in respect of possible impacts of the new development on surrounding sites and
within the development itself. This review was undertaken by Schroeders Begg.
6.5.2 The BRE guidelines are not mandatory; they do however act as a guide to help understand
the impact of a development upon neighbouring properties, while acknowledging that in some
circumstances, such as that of a dense urban environment or where the existing site is only
partially developed some impact may be unavoidable.
6.5.3 The Waldrams report has made an assessment based on an ‘existing scenario’ (i.e. the
existing site) and a ‘proposed scenario’ (i.e. the site as developed). In terms of surrounding
dwellings the development has been assessed by measuring the Vertical Sky Component1
(VSC), Daylight Distribution (DD) 2 and Average Daylight Factor (ADF) 3 and the proposed
development has also included the ADF. Sunlight and overshadowing have then been
assessed in respect of Annual Probable Sunlight Hours (APSH) and Winter Probable
Sunlight Hours (WSPH)4.
6.5.4 The BRE guidelines also advise that the spaces such as gardens, parks and playing fields,
children’s playgrounds are required to be tested for the availability of sunlight. At least half of
the amenity area should receive at least two hours of sunlight on 21 March (Spring Equinox).
6.5.5 Residential windows, rooms and rear gardens of the following properties have been
assessed for the purposes of daylight and sunlight impacts as a result of the proposed
development:
22‐44 Cottage Grove;
21‐33 & 53 Cottage Grove;
55‐83 & 85‐113 Cottage Grove;
46‐76 Cottage Grove;
105‐125 Cottage Grove & 127‐147 Cottage Grove;
62‐74 & 112‐124 Willington Road;
20‐32 Ferndale Road;
Listello Buildings, Bedford Road (under construction at the time of assessment).
6.5.6 Figure 19 below shows the areas considered as part of the assessment.
1 Vertical Sky Component – amount of daylight falling on the outside of a window. Expressed as a percentage, a window should achieve
a minimum of 27% VSC or remain within 0.8 times of its former value in order to meet the BRE Guidelines (the maximum achievable
being 40% for a completely unobstructed vertical wall). 2 Daylight Distribution – The area of the working plane in a room which can receive direct skylight is not reduced to less than 0.8 times
its former value. 3 Average Daylight Factor – distribution of light within a room. Expressed as a percentage, a 5% ADF is required where no supplementary
lighting is required. Minimum requirements include 2% for kitchens, 1.5% for living rooms and 1% for bedrooms. 4 Annual Probable Sunlight Hours and Winter Probable Sunlight Hours – in 1 year the centre point of the window should receive 25%
of APSH, including WPSH between 21 September and 21 March; and no less than 0.8 of its former value.
Figure 19: Image from the Daylight/Sunlight Assessment by Waldrams showing location of
neighbouring blocks and the proposed buildings (in blue).
6.5.7 Schroeders Begg are satisfied with the scope of the assessment on neighbouring dwellings
and amenity spaces undertaken by Waldrams and in broad terms the independent review
has considered that study is acceptable both in terms of its methodology and its conclusions.
22-44 Cottage Grove
6.5.8 Waldrams were unable to access / been able to obtain floor plans for this block and assumed
the arrangements as being two rear rooms for each flat; namely living room and kitchen.
Officers were however able secure access into this block and can confirm that the internal
arrangement for each property is a bathroom and kitchen at the front and a living room and
bedroom at the rear. This is illustrated on Figure 20 below:
Figure 20: The rear elevation of 22-44 Cottage Grove showing rooms which ground and
first floor windows serve.
Bedrooms Living Rooms
6.5.9 With regard to daylighting for these properties, all of windows on the rear elevation would
experience over a 20% reduction in VSC as a result of the proposed development. For ground
floor living room windows (partly ‘canopied’ by the balcony soffit above), the VSC losses
range from 34% to 63%. Similarly, the first floor living rooms VSC losses, whilst reduced,
would range between 25% and 55%. For the bedroom windows at ground floor level these
would experience losses of between 12% and 35%. The bedroom windows at first floor level
would have losses between 9% and 31%.
6.5.10 The living room windows, as highlighted, are partly ‘canopied’ by the balcony above. The
BRE guidelines allow for ‘omission’ of the balcony obstruction in analysis if it is the balcony
is resulting in disproportionate effects. Analysis with removal of the balcony would result in
VSC results similar to those highlighted for the adjoining bedroom. It should however be
noted that these properties all currently experience an unusually good level of daylighting
given that they are sited directly opposite a large area of open space and Site A which hosts
single storey prefabricated buildings.
6.5.11 In respect of the DD test, the ground floor living rooms figures ranges 0% to 12% loss. The
first floor living rooms have better results to the ground floor. Thus the proposals have no
adverse effect on the DD to living rooms and as a result of the relatively large glazed windows
which serve such living room areas.
6.5.12 However, for the bedroom adjoining the living room in the rear elevations the glazing serving
the room is much smaller and as such, there is some adverse effect resulting from the
proposals. To these bedrooms DD ranges from 11% to 40% losses. Whilst the BRE Guide
does not prioritise between VSC or DD Schorders Begg consider the DD is perhaps a more
meaningful guide in this instance and the results in this instance provide a lesser impact than
the VSC.
6.5.13 In terms of ADF testing, the rear ground floor living rooms would be just short / or just above
the ADF benchmark of 1.5%. Notably however, all of the bedrooms would be just over the
required ADF of 1% and therefore would remain suitably lit.
6.5.14 In terms of sunlight, there is likely to be a noticeable difference for all of the same south facing
living room and bedroom windows which are affected in terms of daylight. 11 out of the 23
windows tested would have less than 25% for APSH, with four of these windows having less
than the required 5% for winter WPSH. Again, this is due to the unusually open nature of the
site and surroundings.
20‐33 & 35-53 Cottage Grove
6.5.15 In terms of the proposed daylighting situation, 30 out of 37 windows serving habitable rooms
or rooms for which the use in unknown (assumed to be habitable rooms for the purpose of
this exercise) pass the VSC test. The losses in this instance are to ground floor and two first
floor living rooms (43%, 37% & 22%, respectively), two first floor bedrooms (38% & 40%) and
two rooms over ground and first floor of which the use is unknown (42% & 35%). However,
all of rooms which are served by windows which experience VSC losses comfortably pass
the DD test and experience very limited change in ADF on the existing situation, thereby
achieving a good level of daylighting.
6.5.16 In terms of sunlight, all of the seven rooms experiencing losses of VSC also see a reduction
in APSH to windows which is greater than 20% (ranging between 22% and 33%), but would
maintain 25% ASPH. 4 out of 37 windows would have a WPSH less than 5% as result of the
development, which given the urban context of the site is not considered unacceptable.
55‐83 & 85‐113 Cottage Grove
6.5.17 In terms of VSC, nine windows (at ground / first floor) and seven windows (at second and
third floor) would have noticeable reductions ranging between 21% and 49%. However, the
DD figures for these rooms do not exceed a 20% loss, with any reductions being almost zero
percent. Additionally, all rooms satisfy the benchmark ADF levels for living rooms and
bedrooms.
6.5.18 Turning to sunlight, all living rooms (five in total) which experience APSH losses of greater
than 20% would all maintain high APSH readings of around 40%. Whilst 19 windows would
experience a WSPH loss of greater than 20% greater, they would all retain 5% WPSH.
46‐76 Cottage Grove
6.5.19 In terms of daylight, 8 out of 55 windows within these two storey properties exceed the 20%
reduction and are generally a few percentage points beyond and not exceeding a 30%
reduction in VSC (excepting one anomaly). All of the rooms with the terrace would pass the
DD test (the greatest loss being 13%) and ADF test.
6.5.20 With regard to sunlight, two windows do not pass the APSH test with losses of 25%, however
they would retain high levels APSH with readings of 67%. In terms of WPSH, 19 windows,
serving living rooms would experience a 20% loss or greater, however they would and benefit
from 5% WPSH.
105‐125 Cottage Grove & 127‐147 Cottage Grove
6.5.21 In terms of VSC reductions, moving west to east along the front elevation (which faces
proposed Block A), it is easiest to apportion the building into quarters (with 3 flats for each
quarter). In respect of the ground floor living rooms, for the first quarter (most western part),
in the proposed, VSCs ranges from 48% to 57% losses and for the second quarter, the
proposed VSC losses range from 27% to 38%. Thereafter, on the ground floor, losses
effectively do not exceed a 20% reduction. The results follow a similar pattern but to a lesser
effect for the living rooms at second floor level.
6.5.22 In review of the bedrooms at first floor level for the first quarter (most western part) the VSCs
range from 67% to 78% losses, the second quarter proposed VSCs range from 41% to 54%
loss and for the third quarter, again in proposed VSCs ranges from 25% to 34% loss and
within the last quarter being around the 20% reduction.
6.5.23 Whist it appears that the first floor is worse than the ground floor in terms of VSC reductions,
this is due to the canopy effect of the balcony at second floor (see Figure 21) and if analysis
is undertaken with balcony omission, the results improve and effectively between the
corresponding VSC results for the ground and second floor respectively.
Figure 21: The front elevation of block 105‐125 Cottage Grove & 127‐147 Cottage Grove,
showing existing overhangs
6.5.24 In summary, it could be stated that for approximately half the windows facing site within this
block, there are noticeable reductions in VSC and some could be considered adverse in
terms of VSC, especially to the first quarter ground /1st floor apartments.
6.5.25 For the DD test, with only isolated exception, reductions do not exceed a 20% reduction thus
target criteria is maintained. Turning to ADF, all rooms in the proposed scenario exceed the
BRE targets for living rooms at 1.5% and bedrooms at 1%.
6.5.26 In terms of sunlight, 18 windows experience a 20% APSH loss and would have less 25%
APSH. These windows however all serve bedrooms (on first and third floors) where lower
levels of sunlight is expected. Whist there would be 11 living room windows which would
experience a 20% APSH loss, they would all maintain well in 25% APSH. Only two windows,
serving bedrooms, would have a WPSH of less than 5%.
62‐74 & 112‐124 Willington Road
6.5.27 These properties all pass the VSC, DD and ADF tests to windows and rooms and would
therefore not have their daylighting unacceptably impacted upon. Furthermore, both APSH
and WPSH figures for the proposed situation are also in line with BRE guidelines for
sunlighting.
20‐32 Ferndale Road
6.7.28 All the properties within this block comfortably pass the VSC, DD and ADF tests for
daylighting to windows and rooms. In terms of sunlight, these properties are all north facing
so did not require testing.
Listello Buildings, Bedford Road
6.5.29 With regard to daylight, all four of the windows tested pass for VSC. However, two rooms
(both kitchens) would have 27% and 30% losses in DD and experience a very limited impact
upon ADF. All of the windows are north facing and therefore were subject to sunlight testing.
Sunlight to surrounding residential amenity areas
6.5.30 Three neighbouring amenity areas have been considered, namely the rear gardens to 22-44
Cottage Grove, 46-76 Cottage Grove and 26-124 Cottage Grove. The proposal results in
some reductions to the availability of sunlight with the BRE Guide utilising the 2 hour ‘sun on
the ground test’ at the equinox.
6.5.31 All neighbouring amenity areas however meet the target criteria within the BRE Guide with
the exception of three gardens serving three houses within block 46-76 Cottage Grove. These
properties under the current situation have typically 65% of the garden area with the
availability to receive two hours of sunlight at the equinox. As a result of the proposed
development the areas of sunlight at the equinox reduce to 42%, 47% and 46%. Whilst this
would result in an overall 20% reduction, and fall below the BRE Guide of 50%, it is not
significantly adverse for an urban locality. Furthermore, the proposed height of Building C
would represent a comparative building height for this area of the estate.
Proposed Development
6.5.32 In general terms of the ADFs achieved are in the majority suitable and considered reasonable
for a proposed development of this extent in an urban context. This is primarily due to the
surrounding massing being less / similar bulk and in terms of the railway line, this also
provides good spatial separation to promote daylight flow.
6.5.33 210 out of 212 of habitable rooms within each of the three buildings meet or come sufficiently
close to the BRE Guidelines for ADF. The two rooms which fall short of the ADF targets are
a kitchen ground floor (1.44% ADF) and a first living room (0.70% ADF) within Building B.
The units which would be affected however have other habitable rooms which comfortably
exceed the ADF target.
6.5.34 31 out of 39 south-facing rooms would pass the BRE requirements for APSH and WPSH.
The windows serving rooms which fall short of this target would all have ADF readings which
comfortably exceed the required targets.
6.5.35 Notably, the properties located at ground floor within Building A which raised concerns with
officers due to their proximity to the railway embankment all benefit from high levels of
daylight and sunlight. In part, this is attributed the architects designing the building with a
0.75m raised floor.
6.5.36 In terms of sunlight availability to private amenity spaces, these are all on the north side of
Building C thus would have limited sun on the ground (falls short of the BRE target criteria).
These properties would all however benefit from having access to a south facing informal
amenity space in front of the building.
Daylight and sunlight conclusion
6.5.37 Taking all factors into consideration, the development proposals perform well in terms of
daylight/sunlight given their urban context. The taller buildings which are proposed on Site’s
A and B would however have a noticeable impact on lighting to a number of properties,
namely those in 22-44 Cottage Grove, 20‐33 & 35-53 Cottage Grove and 105‐
125 Cottage Grove & 127‐147 Cottage Grove. There are some properties within these blocks
that would experience significant losses in VSC and DD and APSH. Officers however
recognise that this is in the context of the existing buildings on the application site being single
storey and the properties therefore currently receive unusually high levels of daylight and
sunlight for this urban locality. As a result the sensitivity increases resulting in larger
reductions. Furthermore, a number of the rooms and windows which would be affected by
the development are currently ‘canopied’ by the balcony soffit overhangs which does
compromise the amount of light being received.
6.5.38 The proposal is considered to be acceptable in terms of daylight /sunlight availability to
habitable rooms (albeit) in a multi-unit development. Whilst good sunlight is not available to
all living rooms (inevitability some living room windows are north facing), the ADF figures for
these all these rooms, with one exception, is in accordance with the BRE Guide. In terms of
sunlight availability to amenity spaces this appears to be very good for the communal areas
alongside Building’s A & B and in front Building C. There would be limited sunlight to the north
facing private gardens in Building C, however this is as result of the layout limitations of the
site.
6.6 Noise and Vibration
6.7.1 Local Plan Policy Q2 (Amenity) makes clear that proposals should ensure that any adverse
impact in terms of noise and vibration should be reduced and minimised as far as possible
to ensure the amenity of existing and future occupants is protected. A Noise and Vibration
Assessment prepared by Peter Brett Associates (PBA).
6.7.2 During the review of the planning application officers considered that it was appropriate to
have the submitted PBA’s report independently assessed by an external consultant
(Waterman Infrastructure & Environment), given the close proximity of the new dwellings to
existing railway lines and concerns over the suitability for the site providing residential
accommodation.
6.7.3 Noise
In terms of the noise implications, Table 1 below provides a breakdown of the daytime noise
survey results taken by both PBA and Waterman in locations around the site.
Table 1: Noise Survey results
6.7.4 The noise readings undertaken by PBA and Watermans in four locations within the locality
are relatively comparable. The PBA levels are however slightly higher (typically 3dB), which
Waterman believe is reflective of the longer period of measurement undertaken by PBA,
capturing peak rush-hour on the local road network.
6.7.5 Waterman reviewed PBA modelled noise levels at the proposed building façades and noted
that levels are approximately 7-10dB higher than those measured on site, which is potentially
resulting in the PBA proposed glazing options being overly onerous. Due to this discrepancy,
Waterman undertook their own preliminary façade break-in calculations to substantiate the
sound insulation performance requirements the glazing would be required to provide to
achieve the internal design criteria set out in the PBA report. The calculations adopted the
detailed methodology set out in BS 8233:2014 and were based on the following assumptions
considered to present an accurate scenario, which is representative of that undertaken by
PBA:
Appraisal of two primary glazing zones as defined by PBA and illustrated in Figure 22
below:
Figure 22: Glazing zones of the three new residential buildings
A higher specification zone presenting building glazed areas which ‘face’ the railway
viaduct, and a lower specification zone presenting building glazed areas that ‘face away’
from the rail viaduct.
Surveyed daytime ambient (LAeq,1hr) and maximum (LAFmax) values; the 95th
percentile measured daytime LAFmax level used in the night-time assessment in
bedrooms, which is considered to fairly represent typical LAFmax levels being
experienced at the proposed development, within the spirit of credited guidance.
A degree of soft furnishing (e.g. carpet and curtains) is considered in the calculations in
agreement with the average absorption coefficient
It has been assumed that the external walls forming a part of the Development achieve an
acoustic performance of not less than 50dB Rw, with calculated noise levels based on a
cautionary 40% glazed area.
Unit C façades are calculated assuming that the proposed acoustic treatment proposed
by PBA for community centre are adhered to in controlling break-out noise.
6.7.6 The conclusions of Waterman’s independent study broadly align with those of PBA and
indicate that a high performance acoustic glazing system would be required in combination
with mechanical ventilation on the most noise exposed façades in order to meet internal
guideline criteria.
6.7.7 To ensure that the amenity of future occupiers of the development site are not adversely
affected by the intrusion of noise from external environmental noise sources, Watermans
recommend that the council impose a condition requiring acoustic commissioning testing of
a number of the most noise exposed habitable rooms orientated towards the railway lines
prior to occupation of the development. Within the spirit of guidance, and for clarification, it
is recommended the condition requires that a maximum noise level of 45dB LAFmax is not
exceeded more than 15 times per night-time inside bedrooms from sources other than
emergency sirens.
6.7.8 In terms of the community centre, Waterman are in agreement with PBA’s acoustic
treatments in order for the facility to continue to provide its current range of uses (i.e.
rehearsal space, music / social venue) without having a harmful impact upon the existing and
future occupiers of estate. It is also recommended that noise break-out from the community
centre is appropriately conditioned, with details submitted to the Council for approval any
development is commenced. The condition proposed is nearing a requirement for inaudibility,
which is not without precedent. Indeed, the Institute of Acoustic’s ‘Good Practice Guide on
the Control of Noise from Pubs and Clubs’ gives guidance on the control of the different sorts
of noises which may arise, recommending that where entertainment takes place on a regular
basis, music and associated sources, should not be audible inside noise-sensitive property
at any time.
6.7.9 Vibration
Given the siting of the proposed buildings (namely Building’s A & B) in relation to railway
tracks, the vibration testing is regarded to be particularly important in establishing whether
the sites are suitable for residential accommodation.
6.7.10 The PBA report states that approximately 80 freight trains pass the development site during
the night-time period equating to a freight movement every 6 minutes, which is considered
by Waterman to be particularly high. Based Waterman’s research findings, they estimate that
an average of 20 freight train passes are scheduled during the weekday night-time period
and seven during the weekend period. Nonetheless, Waterman point out that any net
discrepancy is considered likely to have only a minor effect on PBA’s Vibration Dose Value
(‘VDV’)5 results since a 16 factor increase in duration of vibration exposure is required to
double the VDV (for the same doubling in vibration amplitude).
6.7.11 In terms of vibration testing, PBA located their equipment on roof the existing prefabricated
building within Site A, approximately 7m from the railway tracks. This was not considered
suitable by Waterman on the basis that the measurements would have been skewed by
natural resonances specific to the building structure, dimensions and material make-up as
well as by any interior, operationally associated activities e.g. walking, opening/closing of
doors. Waterman therefore position their equipment just east of the BPA position in an
unused car park. Two positions were utilised at 1 and 5 meter distances from the rail track at
a location where the rail track lowers towards Site A in an attempt to capture direct vibration
levels transmitted from passing trains to the site development area. The survey results are
provided in Table 2 below:
5 Vibration Dose Value - This value assesses both the magnitude of vibration and its duration. Where possible the vibration dose value should be determined over the full exposure to vibration.
Table 2: Vibration survey results by PBA and Waterman
6.7.12 Measured VDV levels were used to predict levels within the suspended first floor slab of the
proposed development, which is generally acknowledged as having the highest levels of
vibration, with vibration levels typically decreasing as one moves up through the building. BS
6472 states that the assessment of vibration impacts should be based on the axis along
which the highest VDV is measured.
Table 3: Predicted VDV on the first floor slab of Building A.
6.7.13 As identified in the Table 3 above, the predicted VDVs on the proposed first floor slab of
Building A are below the lower limit of the range for ‘low probability of adverse comment’ as
defined by BS 6472.
6.7.14 Waterman however recommend that during the design development phase of the project that
detailed assessment of vibration and low frequency re-radiated noise is undertaken when the
proposed structure of the building and location and type of piled foundations are known. This
is to ensure there is no enhanced vibration transmission or increase in dynamic response
from the proposed new structure, relative to the existing, that could result in materially
perceptible levels of vibration/noise being detected per floor/per critical use.
6.7.15 Noise and vibration summary
Waterman on the whole found PBA’s reporting on noise and vibration to be comprehensive
and agree that the site is suitable for providing new residential accommodation, subject to
mitigation measures. However, they did note issues over the vibration monitoring location
and faithfulness of the results, together with the modelled building façade noise levels and
the acoustic specification of the glazing, which was lacking in detail and accuracy. They
therefore re-evaluated these aspects through independent survey and assessment to provide
a more complete overview.
6.7.16 Waterman also offered appropriate guidance along with a number of recommended
conditions in ensuring that a commensurate level of protection is included in in the design,
build and operation of the development, such that a good level of amenity could be provided
to future occupants of the development, whilst ensuring that impacts associated with the
operation of the development can be controlled to a level of negligible significance.
6.7.17 In light of the above, Officers are satisfied that the amenity of future residents within the
proposed development would not be adversely impacted upon in terms of noise and vibration,
subject to appropriate conditions being imposed.
6.8 Neighbouring Amenity
6.8.1 Local Plan Policy Q2 (Amenity) also seeks to protect the amenity of existing neighbours and
the visual amenity of the community as a whole. This is measured in terms of potential
impacts in relation to outlook and privacy, daylight and sunlight, noise and air quality and
impacts during construction. Issues relating to daylight and sunlight have been discussed in
Section 6.6 above, and noise and vibration has been considered in Section 6.7 above.
6.8.2 Outlook and Privacy
The proposed buildings have been carefully considered and arranged to minimise their
impact on neighbouring residential properties, which given that Building’s A & B represent a
significant increase in height to existing buildings within the estate is commendable.
6.8.3 Site A currently hosts single storey prefabricated offices, representing an uncharacteristically
low level of development for the estate and the surrounding area. Building A would therefore
have some impact upon the level outlook experienced by 22-44 Cottage Grove (east facing
windows) and 105‐125 & 127‐147 Cottage Grove (south facing windows). The building would
however be site 19.8 metres from the rear of 22-44 Cottage Grove and 14.7 metres from 105‐
125 & 127‐147 Cottage Grove, across existing public open space and a main access road
into the estate respectively. Building A is therefore not considered to result in an unacceptable
loss of privacy or outlook from neighbouring dwellings (see Figure 23 below).
Figure 23: Distances between Building A and existing neighbouring properties
6.8.4 Turning to Site B, this parcel of land also has an existing low level of development through
hosting a garage block and an area of open space at the rear. Building B would occupy the
majority of the site, with the exception of a proposed area of private open space to the west.
In respect of 22-44 Cottage Grove, the new building’s orientation ensures that the occupiers
of these properties would not experience a loss of privacy or outlook. On the opposite side of
road, approximately 18m away, is 55‐83 & 85‐113 Cottage Grove. Again, given the
separation distance between the new block and these existing properties there is not
considered to cause an unacceptable level of overlooking or significant harm caused to
outlook. With regard to 46‐76 Cottage Grove located to the east, the side of Building B has
been design to chamfer away from the rear of this terrace of properties. This is considered to
ensure that there would be no loss of outlook, particularly in relation to No’s 46 & 48 Cottage
Grove. The windows at the rear Building B would overlook rear gardens of the 46‐76 Cottage
Grove, there is however an established level of overlooking from the existing properties within
the terrace. Officers initially raised concerns that the amenity space and kitchen at the front
of Building B could harm the privacy of the occupiers of No’s 46 & 48 Cottage Grove through
the front windows of these properties being overlooked. The architects however provided a
drawing (refer to Figures 24 & 25 below) which satisfactorily demonstrates that this would not
be the case.
Figure 24:View from the kitchen serving the first floor flat at the front of Building B
Figure 25:View from the balcony serving the first floor flat at the front of Building B
6.8.5 As with the other two sites, Site C has limited amount of existing development through
providing a single storey community hall, grassed areas and a play space. In response to the
existing two storey terrace (46‐76 Cottage Grove) to the north of the site, Building C is
designed as part two part three storey mews block which is orientated so that proposed rear
gardens back onto existing rear gardens of 46‐76 Cottage Grove. The mews is also angled
away from the existing terrace to ensure that there is no loss of outlook from these properties.
The replacement community hall has also been design to minimise its appearance when
viewed from 62‐74 & 112‐124 Willington Road by positing the single storey element of the
building along the boundary. In terms of privacy of 46‐76 Cottage Grove, the angle nature of
the Building C ensures that the overlooking is kept to a minimum. However, to ensure that
the privacy of No’s 52, 58 to 62 Cottage Grove is retained, conditions are recommended to
require for the window on the stairwell serving the west end of the block to be obscurely
glazed and for a privacy screens to a height of 1.8 metres to installed on the balconies serving
the two first floor 1-bed units (see Figure 26 below).
Figure 26: Measures proposed to mitigate any loss of privacy from Building C
6.8.6 In terms of the properties on the south side of the railway, the nearest facing units would be
35m away across the railway line from Building A, 55m from Building B and 50m from mews
properties within Building C. At this distance direct overlooking and impacts in terms of
privacy would be negligible.
6.8.7 Construction Impacts
Noise, disturbance and inconvenience during the construction period can be mitigated
through the provision of a Construction Management Plan. Comments raising concerns about
nuisance during construction have been noted. The impacts of dust during demolition and
construction of the proposed development has been assessed. The existing properties
located in close proximity to the northern part of the proposed development site are
considered to be highly susceptible to dust emissions during the demolition and
redevelopment of the proposed development. However, such impacts will not be significant
when appropriate mitigation measures are in place.
6.8.8 The applicant is expected to operate and be registered under the Considerate Constructors
Scheme and full Construction Management Plan will be required for approval and the
measures set out secured via condition.
6.9 Transport and Servicing
6.9.1 Local Plan Policies T1 (Sustainable travel), T2 (Walking), T3 (Cycling), T4 (Public transport
infrastructure), T6 (Assessing impacts of development on transport capacity and
infrastructure), T7 (Parking) and T8 (Servicing) support the delivery of new development in
the most accessible locations, promoting the use of sustainable transport modes, minimising
highway impacts and reducing reliance on the private car. In accordance with the above
policies the application has been accompanied by a Transport Statement prepared by PBA.
6.9.2 Existing Accessibility
The application site is well served by public transport. Both Clapham North Underground
Station and Clapham High Street stations are within 300m of the site with a number of bus
routes serving the town centre. The west end of the application site (Site A) achieves a PTAL
of 6b (excellent), reducing to level 4 (moderately accessible) towards the east (Site C).
6.9.3 Existing parking conditions
Fenwick estate is within the Controlled Parking Zone (CPZ) Brixton B with parking restrictions
in place from 08:30 to 17:30. There is currently 145 parking spaces allocated as either Permit
Holder Only (PHO) or PHO / pay & display spaces, six disabled spaces and 117 single yellow
line spaces provided across the estate.
6.9.4 An estate-wide parking beat survey was conducted by PBA on Wednesday 5 February and
Thursday 6 February 2015, with an aim to understand the demand and occupancy of the
parking provision on the Estate. The two-beat survey was taken at 12:30 and 05:00 on both
surveyed dates. Of the 145 estate parking spaces, approximately 92 spaces were in use by
the residents at peak period of occupancy. The links adjacent to Holcombe House and
Fenwick Place were identified to being very well-utilised with 100% overall peak occupancy.
The disabled bays within the estate are also well-utilised where a maximum of four spaces
were occupied out of the six available disabled bays during the surveyed periods. The single
yellow line spaces which are available for parking were not tested, this is in line with
Lambeth’s Parking Survey Methodology.
6.9.6 At the time of survey there was only two vehicles parked outside of the community hall,
however there were no activities taking place at the time of the survey. Officers have been
informed by the Council’s Housing Team that when in use, the car park serving the hall
(providing 12 spaces) is nearly always over capacity.
6.9.7 Trip Generation
The Transport Statement sets out the predicted trip generation by all modes for the
development proposal as a whole. A trip generation assessment was undertaken presenting
a worst case scenario as the number of units that are for decanted residents is unknown at
this stage.
6.9.8 It is estimated that a maximum of 30 vehicular trips per day will be generated, with 23
pedestrian trips (which is three and two additional pedestrian trips to the highway network in
the morning and evening peak hours respectively), and a daily total of 27 cyclists on the local
network. 19 and 10 additional passengers are estimated in the morning and evening peak
hours respectively on the Underground/Overground network. A daily total of 58 additional
passengers are anticipated on the bus network with the net increase in residential units. No
specific concerns have been raised in respect of the forecasted trip generation from Transport
colleagues.
6.9.9 Proposed car parking strategy
It is proposed that new development would be car-free and would not result in any additional
residents parking permits being issued and therefore not lead to any additional parking stress
on the estate. Disabled parking bays will be provided for the six proposed wheelchair-
accessible units. Five visitor car parking spaces are proposed for the community centre,
which is considered to be appropriate that this does not exceed the existing provision.
6.9.10 Proposed Cycle Parking
The development proposes a total of 100 cycle spaces, which is in accordance with London
Plan cycle parking minimum standards for the number of units proposed. It is proposed that
44 cycle parking spaces would be provided for the residents in Building A in a form of two-
tier parking within a free-standing store in a courtyard at the back of the building. Residents
in Building B would be provided with the same storage facilities in the courtyard with access
from Cottage Grove which consists of 40 cycle parking spaces.
6.9.11 The cycle parking facilities will be secure with access via a fob key. The two-tier parking is
acceptable as there is sufficient space to access the spaces provided. The residents of
Building C are anticipated to store their bikes within their units which has not been opposed
the Transport Officer. The scheme also proposes four cycle spaces in the form of two
Sheffield stands for the users of the community hall which is considered satisfactory.
6.9.12 Travel Plan
The TA provides an outline of the role and what should be included in the residential travel
plan for the development. The provision of a comprehensive travel plan for this development
is required given the car-free nature of the scheme. The Council’s Transport Officer therefore
requests details to be secured via condition, with monitoring secured through a planning
obligation.
6.9.13 Refuse and recycling
The framework Delivery and Servicing Plan presents the refuse collection arrangements
proposed for the development. The refuse collection for Building’s A & B to continue in a
similar manner to the current arrangements for the estate. The bin stores would be located
along the Cottage Grove street frontage which offers safe and easy access for on-street
collection, which is supported.
6.9.14 Building C and the community hall would be serviced from Willington Road. Swept path
analysis illustrates the refuse collection process to demonstrate that Lambeth refuse vehicle
being able to use Willington Road as a turning head, stop and collect the bins (from the bin
collection point) and drive away in forward gear. A bin collection point is also proposed at the
entrance for ease of collection and to comply with the council’s standards in terms of wheeling
distance. The proposed refuse and recycling collection arrangements have been agreed with
the Council.
6.10 Sustainability and Energy
6.10.1 In accordance with London Plan Policies 5.1-5.7 and Local Plan Policies EN3 (Decentralised
Energy) and EN4 (Sustainable design and construction) the application has been
accompanied by an Energy and Sustainability Statements prepared by PBA. The
development must in addition to the above policies, accord with the following National
Housing Standards:
Development proposals should be designed in accordance with the London Plan
energy hierarchy, and should meet the following minimum targets for carbon dioxide
emissions reduction. Year Improvement on 2013 Building Regulations
– 2014 - 2016 35 per cent
– 2016 - 2036 Zero carbon
New dwellings should be designed to ensure that a maximum of 105 litres of water is
consumed per person per day.
6.10.2 London Plan Policy 5.2 states that new development should be designed using the energy
hierarchy ‘Lean – Clean – Green’. This equates to using less energy, supplying energy more
efficiently and then the provision of renewable energy if required.
6.10.3 The Energy Statement states that the development energy efficiency through suitable
materials and construction measures to minimise heat and energy loss. This will include high
performance glazing, enhanced air tightness and thermal bridging, efficient lighting and
services mechanical ventilation with heat recovery. These measures ensure that the building
achieves a 3.4% carbon reduction on Part L of the 2013 Building Regulations.
6.10.4 The applicants considered a single energy centre was considered but it was decided that it
would not be viable for this scale of scheme. They have allowed for the potential for the
proposed mini CHPs located in Buildings A and B to be connected to a wider network should
one come forward as part of any future development. This in line with GLA’s energy policy,
which states that on-site CHP is not required for a scheme of this size (i.e. fewer than 500
dwellings). It should however be noted that the communal heating system and high efficiency
condensing gas combination boiler in the houses proposed would result in a 17.1% carbon
reduction.
6.10.5 It is estimated that approximately 179sq.m of active PV area will be required across the
scheme to achieve the 35% target, which equates to approximately 27.5 kWp of power. The
total area needed for PV is estimated as 389 sq.m. The scheme currently proposes that 173
sq.m of roof area on Building A will be used for PV, 173 sq.m on Building B, and 43 sq.m on
Building C. The proposed PVs represent a 16.5% carbon reduction with some scope for
additional provision of PVs at the design stage.
6.10.6 As a result of applying the energy hierarchy, the development could achieve a 37% carbon
reduction of Part L of the 2013 Building Regulations. This approach is fully supported by the
GLA, subject to the above measures being appropriately secured through condition and/or
planning obligation.
6.10.7 The submission includes a Code of Sustainable Homes pre-assessment for the new
dwellings. This achieves Level 4 which will meet the internal water requirements to ensure
that a maximum of 105 litres of water is consumed per person per day.
6.10.8 Finally, the submitted BREEAM Pre-Assessment for the community hall demonstrates that
this building would achieve a ‘very good’ rating. Whilst not achieving the required ‘excellent’
rating the building’s design still ensures that a high level of sustainable development is
achieved.
6.11 Other matters – Landscaping, Trees and Ecology, Flood Risk, Air Quality,
Contamination and Premises Management
6.11.1 Landscaping, Trees and Ecology
London Plan Policy 5.11 (Green roofs and development site environs) and 7.19 (Biodiversity
and access to nature) and Local Plan Policy EN1 (Open space and biodiversity) seek to
protect and enhance biodiversity through development and the provision of new open spaces
and soft landscaping (alongside policies Q9 Landscaping and Q10 Trees). The site itself is
not subject to any formal protection in terms of nature conservation.
6.11.2 The application has been accompanied by a Preliminary Ecological Assessment by PBA and
Arboricultural Statement by CBA trees. The Ecological Assessment details the findings of
an ecological desk study and a walkover survey (in accordance with Phase 1 Habitat Survey
methodology), identifying potential mitigation and enhancement measures where
appropriate. These include recommendations in respect of habitat loss and enhancement,
retention of existing trees where possible and their subsequent protection, measures to
protect nesting birds, and the review and monitoring of Japanese Knotweed (identified along
the railway corridor, close to, but outside of the site boundary).
6.11.3 In terms of trees, an Arboricultural Development Statement has been undertaken by CBA
Trees which surveyed the existing site to identify the number, species, quality and condition
of the trees. This identified that the site contains 11 individual trees (five category “B1+2”,
five category “C1+2” and one category “U”) and 2 groups of trees (both category “C1+2”).
Construction of the development would result in the loss of individual two trees (all category
B1+2) and the removal of 1 group of trees (category “C1+2”). An additional category “U” tree
will be removed, this is however recommended regardless of proposed development taking
place. The proposed trees which would be lost are not considered to have a detrimental effect
on the local visual amenity or significantly alter the visual character of the local area.
Particularly, given the level tree planting proposed (23 trees in total), which is intended to
outweigh the loss of trees and would result in an overall net gain in the number of trees on
the site. Trees retained as part of the development would be protected in line with guidance
BS5837: 2012.
6.11.4 The proposals seek to enhance bio-diversity through a range of measures including the use
of green roofs on Building B and two the cycle stores and high quality soft landscaped areas
and tree planting in and around the external elements of the blocks.
6.11.5 Officers are content that the proposals and the identified measures are appropriate and
proportionate to the level of development proposed. While Natural England have not offered
any comments in respect of the proposals, the Council’s Parks and Open Spaces Officer is
supportive of the proposals for all external soft landscaping as they do offer a sensible
balance between ecological enhancement and amenity open space provision, subject to
conditions to secure details of the proposed green roofs and a soft landscaping specification
and schedule.
6.11.6 As for the ecological appraisal Council’s Parks and Open Spaces Officer supports the
findings of document but requests that the applicant commits to implement as many of the
recommendations made in the report, especially the one on ensuring any tree or shrub
removal works take place outside the normal bird nesting season, or that should works take
place inside the season. The applicant or their contractors should undertake careful
inspections to ensure there are no active bird nests, otherwise they do not work on the
trees/shrubs and leave them alone until after the birds have fledged.
6.11.7 Flood Risk/Sustainable Drainage System (SuDS)
In accordance with London Plan policies 5.12 – 5.15 in respect of flood risk and sustainable
drainage and Local Plan policies EN5 (Flood Risk) and EN6 (Sustainable drainage systems
and water management) proposals should reduce the risk of flooding through appropriate
design and measure to manage water, in particular surface water run-off. As a major
development proposal, a Sustainable Drainage System (SuDS) strategy must be prepared
and agreed by the Council (acting as a SuDS Approval Body). The application has been
accompanied by Flood Risk Assessment including a drainage strategy prepared by PBA.
The site itself sits within Flood Zone 1, an area with a less than 0.1% Annual Exceedance
Probability (AEP) of flooding.
6.11.8 The strategy seeks betterment on the existing situation, given the large areas of hardstanding
currently present on the site. This will be achieved through on-site measures including a
green roof on Building B, along with significant new areas of soft landscaping and SUDS
measures to control the peak rate of runoff into the sewer network to greenfield rates for
Site’s A and B with 50% of existing rates for Site C. Additional drainage measures are
proposed through on-site attenuation to reduce surface water run-off. There will be two tanks
in total, under the amenity spaces within Site’s A & B.
6.11.9 In response to the proposals the Environment Agency has not commented on the proposals
however officers recommend conditions to control matters such as contamination, piling risk
to groundwater, and infiltration of surface water drainage.
6.11.10In terms of water infrastructure capacity, Thames Water has reviewed the submission and
has raised no objections. They however recommend that the developer should take account
of this minimum pressure of 10m head (approximately 1 bar) and a flow rate of 9 litres/minute
at the point where it leaves Thames Waters pipes in the design of the proposed development.
6.11.11Officers consider that subject to the above conditions being imposed, the proposals would
satisfy policy requirements in reducing the risk of flooding both on-site and in the surrounding
environs.
6.11.12 Air Quality
The site is lies within Lambeth Air Quality Management Area (AQMA) declared due to
exceedences of the annual and hourly mean nitrogen dioxide objectives, and the daily mean
particulate matter objective.
6.11.13Given the proximity of the proposed development site to the railway lines, the impact of
railways emissions and development traffic emissions on future residential properties within
the development site has been assessed. In total, eleven receptors representative of future
properties adjacent to the railway were considered. Annual mean NO2 concentrations are
predicted to exceed the annual mean objective at future receptor locations on the ground to
second floor levels at Building A, and at the ground to first floor levels at Building B. There
are no predicted exceedences of the annual NO2 concentrations at Building C.
6.11.14Mitigation is recommended for properties in Building A, this is due to the conservative nature
of the assessment, historic improvements in air quality in the area, anticipated future
improvements in air quality and the marginal nature of the predicted exceedances in Building
B, it is considered that mitigation is not required for Building B.
6.11.15 Where mitigation is provided, it would take the form of mechanical ventilation drawing air
from locations where the nitrogen dioxide concentration is less than 40µg/m3. Alternatively,
filtration could be provided on the air intakes to the building to reduce nitrogen dioxide
concentrations to below the objective level. With the proposed mitigation in place, the impact
of poor air quality on future residents is considered to be insignificant. This is based on the
fact that all properties can be ventilated with air on acceptable air quality.
7. Planning Obligations and CIL
7.1 The Local Plan (Policy D4 and Annex 10) sets out the Council’s policy in relation to seeking
planning obligations and the charging approaches for various types of obligation. For
contributions that are not covered by Annex 10, the Council’s approach to calculating
contributions is guided by its July 2013 revised draft S106 Planning Obligations
Supplementary Planning Document (SPD) produced for consultation.
7.2 Where the Council owns the land, and where it is necessary to make a development
acceptable in planning terms for one or more planning obligations to be entered into, an
undertaking on a unilateral basis can be given by the Council in its capacity as landowner to
the Council as local planning authority. Section 106 Town & Country Planning Act 1990
allows for planning obligations to be entered into by means of a unilateral undertaking. Such
an undertaking sets out the detail of the planning obligations in the same way as would a
two-party agreement under section 106 that is entered into between a landowner and the
local planning authority. If land is bound by a unilateral undertaking that is provided in
accordance with Section 106, successors in title to the land in question will be bound by the
planning obligations contained in the undertaking.
7.3 The following planning obligations are considered necessary to make the development
acceptable in planning terms, are directly related to the development and are fairly and
reasonably related in kind and in scale to the development. They are therefore compliant
with the requirements of regulations 122 and 123 of the Community Infrastructure Levy
Regulations 2010.
Social rented units to be secured on-site at 100% of the total number of proposed units
across the development.
A financial contribution of up to £56,133 for the provision of off-site children’s play space
within the estate;
Provision of a Travel Plan and payment of £1,000 for the purposes of monitoring the
implementation of the Travel Plan.
Entry into a Section 278 Agreement (or other relevant highways agreement) for public
realm and highway works (including the provision of 4 disabled parking bays)
No residential parking permits within the existing CPZ.
Local labour in construction contribution of £30,000.
Skills and employment plan, to include as a minimum:
- 20% onsite operatives local labour (during the course of construction and placed
through liaison by a named individual from the developer with Lambeth Working (or
successor));
- 10% onsite operatives local apprentices (during the course of construction and placed
through liaison by a named individual from the developer with Lambeth Working (or
successor));
- Workplace skills Academy;
- Internships;
- Work Experience;
- Schools Engagement;
- College Engagement;
- University Engagement; and
- Developers and contractors to attend stakeholder events aimed at support the
delivery of employment and skills plan.
Work with the Council’s appointed agency to deliver supply chain events, procurement
opportunities for local labour.
Workplace co-ordinator employment by the developer during the entirety of the
Construction of the development.
Considerate Contractor Scheme – the applicant to carry out all works in keeping with the
National Considerate Contractor Scheme.
Monitoring cost capped at 5% of the total value of the above financial obligations.
7.4 Community Infrastructure Levy (CIL)
The Lambeth CIL is applicable for the residential element of this scheme as the community
hall would receive mandatory relief. However, as the development is solely providing social
rented housing units the applicants would need to apply to Lambeth Council for an exemption
from the CIL contribution.
7.5 The scheme would be exempt from The London Mayoral CIL.
8 CONCLUSION
8.1 This application has been submitted in pursuit of the discharge of a Section 106 obligation
with regard to the off-site delivery of affordable housing attached to an outline planning on
land at 62 Wandsworth Road, London.
8.2 Officers have assessed the proposals in accordance with all relevant policies. The comments
made by residents have been given careful consideration, as have responses from all
consulted bodies.
8.3 The scheme provides a mix of 11 x 1 beds (20%), 23 x 2-beds (42%) and 21 x 3-beds (38%).
This unit mix has been informed by the council’s housing department and the proposed layout
of the buildings and is broadly in line with local plan policy.
8.4 The site has an existing community hall which is a well-used facility by residents of the
Fenwick Estate. The design of the new community centre is considered to offer a vastly
improved facility both through the provision of a double height hall, as well as siting the
service element along the side of the main hall. This enables the hall to be divided in two and
used simultaneously by two different groups. The proposals also include an area of outdoor
amenity space at the rear of the building.
8.5 Officers are supportive of the proposed development in design terms, particularly in its layout
which relates to the existing estate and enables the adjoining sites to come forward in any
future masterplan. The design of buildings are robust in character and subject to conditions
requiring further information on detailing and materials would achieve a high quality level of
development.
8.6 The development would provide a good quality residential environment for future occupiers,
ensuring that levels of private and communal amenity space not only accords with but
exceeds policy requirements. The scheme would accord with policy in terms of density as
well as exceeding the internal space requirements set out in the Government’s Technical
Housing Standards. All of the proposed units will achieve a dual aspect, giving appropriate
levels of outlook and daylight and sunlight. In terms of noise and vibration from the adjoining
railway line, it has been confirmed that the site is suitable for the provision of new residential
accommodation, subject to mitigation measures in the design of buildings. Given the
constrained nature and shape of the site, there is a small shortfall in terms of on-site play
space. As such, a financial contribution towards the provision of new play space within the
estate would be secured via a planning obligation.
8.7 The impact of the development on the existing residential amenity is acceptable in terms of
outlook, privacy and noise. However, given the existing nature of the site compared to the
proposed development there are some impacts in terms of daylight and sunlight, although
the reductions seen would still leave levels of daylight and sunlight that would be considered
acceptable in an urban context.
8.8 In terms of transport, the development is car-free as it will not create any additional car
parking spaces and all new residents would be exempt from applying for parking permits.
Provisions are made for wheelchair parking and spaces for the replacement community
centre. The amount of cycle parking proposed across the scheme meets the London Plan
requirement. The refuse and recycling arrangements similar to the existing arrangements for
the estate are supported by the council. The proposals are also considered acceptable in
terms of energy and sustainability, air quality, ecology, land contamination and flood risk.
8.9 As such scheme would deliver a range of public benefits through the provision of well-design
social housing units and a vastly improved replacement community hall, as well as making a
significant contribution towards the future regeneration of the estate. The application is
therefore recommended for approval, subject to conditions and completion of a legal
undertaking in accordance with the presumption in favour of sustainable development
conferred upon Local Planning Authorities by the National Planning Policy Framework
(NPPF).
9 RECOMMENDATION
9.1 Resolve to grant conditional planning permission subject to any direction that may be
received following referral to the Mayor of London and subject to the provision pursuant to
an undertaking under Section 106 of the Town and Country Planning Act 1990 of the planning
obligations listed in this report.
9.2 In the event that the committee resolves to refuse planning permission and there is a
subsequent appeal, delegated authority is given to officers, having regard to the heads of
terms set out in the report, to negotiate and complete a document containing obligations
pursuant to Section 106 of the Town and Country Planning Act 1990 in order to meet the
requirements of the Planning Inspector.
10 CONDITIONS AND REASONS
General
1. The development to which this permission relates must be begun not later than the expiration
of three years beginning from the date of this decision notice.
Reason: To comply with the provisions of Section 91(1)(a) of the Town and Country Planning
Act 1990 (as amended by Section 51 of the Planning and Compulsory Purchase Act 2004).
2. The development hereby permitted shall be carried out in accordance with the approved
plans listed in this notice.
Reason: For the avoidance of doubt and in the interests of proper planning.
Environmental
3. No demolition shall commence until full details of the proposed demolition methodology for
each phase, in the form of a Method of Demolition Statement, has been submitted to and
approved in writing by the Local Planning Authority. The Method of Demolition Statement
shall include details of:
a) The notification of neighbours with regard to the timing and coordination of works;
b) Advance notification of road closures;
c) Details regarding parking, deliveries, and storage;
d) Details regarding dust mitigation;
e) Details of measures to prevent the deposit of mud and debris on the public highway;
f) Details of a site hoarding strategy;
g) Details of a temporary lighting strategy, including details of temporary lighting of all public
areas and buildings showing acceptable positioning and levels of glare;
h) Details of the hours of works and other measures to mitigate the impact of demolition on
the amenity of the area; and
i) Any other measures to mitigate the impact of demolition upon the amenity of the area
and the function and safety of the highway network.
The details of the approved Method of Demolition Statement must be implemented and
complied with for the duration of the demolition process for each phase, unless the written
consent of the Local Planning Authority is received for any variation.
Reason: This is required prior to demolition to ensure minimal nuisance or disturbance is
caused to the amenities of adjoining occupiers and of the area generally, and avoid hazard
and obstruction to the public highway during the whole of the demolition period. (Policies T6
and Q2 of the Lambeth Local Plan, adopted September 2015).
4. No development shall commence until a Construction and Environmental Management Plan
(CEMP) has been submitted to and approved in writing by the local planning authority. The
CEMP shall include details of the following relevant measures:
a) An introduction consisting of construction phase environmental management plan,
definitions and abbreviations and project description and location;
b) Information on environmental management;
c) A description of management responsibilities;
d) A description of the demolition and construction programme;
e) Site working hours;
f) Detailed Site logistics arrangements;
g) Temporary works requirements;
h) Advance notification of road closures;
i) Details regarding parking, deliveries, and storage;
j) Details regarding dust mitigation;
k) Details of measures to prevent the deposit of mud and debris on the public highway;
l) Details of the hours of works and other measures to mitigate the impact of construction
on the amenity of the area. The hours of deliveries associated with construction activity
should work around the core school hours at nearby schools; and
m) Any other measures to mitigate the impact of construction upon the amenity of the area
and the function and safety of the highway network;
n) Communication procedures with the LBL and local community regarding key
construction issues – newsletters, fliers etc.; and
o) Established environmental monitoring and control measures with respect to:
- Air Quality;
- Noise and Vibration;
- Water;
- Fuel and Chemicals;
- Waste Management;
- Worksite Housekeeping;
- Electricity and Lighting;
- Traffic Management and Site Access;
- Operations Likely to Result in Disturbance;
- Site Layout Arrangements with respect to temporary works, plans for storage,
accommodation, vehicular movement, delivery and access;
- Materials;
- Contaminated Land;
- Ecology;
- Vermin Control;
- Public Relations – procedures ensuring that communication is maintained with the LBL
and the community and also provisions for affected parties to register complaints and a
means of replying to these complaints;
- An overview of environmental incidents;
- A description of relevant documentation and records;
- Environmental inspections and reviews; and
- Housekeeping and general site management, materials storage and handling, waste
management, recycling and disposal.
Evidence of and details related to consultation with local residents on the CEMP to be
submitted shall be included within the submission. The construction shall thereafter be carried
out in accordance with the details and measures approved in the CEMP for the related phase,
unless the written consent of the Local Planning Authority is received for any variation.
Reason: This is required prior to construction to avoid hazard and obstruction being caused
to users of the public highway and to safeguard residential amenity during the whole of the
construction period. (Policies T6 and Q2 of the Lambeth Local Plan, adopted September
2015).
5. Prior to the pre-commencement of new build foundation works on-site a drainage strategy
detailing any on and/or off site drainage works, shall be submitted to and approved by, the
local planning authority in consultation with the sewerage undertaker. No discharge of foul or
surface water from the site shall be accepted into the public system until the drainage works
referred to in the strategy have been completed.
Reason: The development may lead to sewage flooding; to ensure that sufficient capacity is
made available to cope with the new development; and in order to avoid adverse
environmental impact upon the community.
6. For each building, no impact piling or other penetrative foundation work shall take place until
a Piling Method Statement has been submitted to and approved in writing by the Local
Planning Authority in consultation with Network Rail, the Environment Agency and Thames
Water. The Piling Method Statement shall include details of:
a) The depth and type of piling to be undertaken;
b) The methodology by which such piling will be carried out (including where measures
require use of vibro-compaction/displacement piling plant);
c) Measures to prevent and minimise the potential for damage to subsurface water
infrastructure;
d) Measures to ensure there is no resultant unacceptable risk to groundwater as a result
of the work; and
e) The programme for the works.
Any piling or other penetrative works must be undertaken in accordance with the terms of the
approved Piling Method Statement, unless the written consent of the Local Planning Authority
is received for any variation.
Reason: The information is required prior to any piling or other penetrative works
commencing to decrease and manage potential impact from piling or other penetrative works
on nearby railway and underground water utility infrastructure, to ensure that any piling works
would not unduly impact upon railway operations or local underground sewerage utility
infrastructure and in order to avoid adverse environmental impact upon the community.
(Policies EN5 and EN6 of the Lambeth Local Plan 2015).
7. If, during development, contamination not previously identified is found to be present at the
site then no further development (unless otherwise agreed in writing with the Local Planning
Authority) shall be carried out until the developer has submitted, and obtained written
approval from the Local Planning Authority for, a remediation strategy detailing how this
unsuspected contamination shall be dealt with. The remediation strategy shall be
implemented as approved, verified and reported to the satisfaction of the Local Planning
Authority.
Reason: There is always the potential for unexpected contamination to be identified during
development groundworks. We should be consulted should any contamination be identified
that could present an unacceptable risk to controlled waters.
8. No infiltration of surface water drainage in to the ground is permitted other than with the
express written consent of the Local Planning Authority, which may be given for those parts
of the site where it has been demonstrated that there is no resultant unacceptable risk to
controlled waters. The development shall be carried out in accordance with the approval
details.
Reason: Infiltrating water has the potential to cause remobilisation of contaminants present
in shallow soil or made ground which could ultimately cause pollution of groundwater.
9. No non-road mobile machinery (NRMM) shall be used on the site unless it is compliant with
the NRMM Low Emission Zone requirements (or any superseding requirements) and until it
has been registered for use on the site on the NRMM register (or any superseding register).
Reason: To ensure that air quality is not adversely affected by the development in line with
London Plan policy 7.14 and the Mayor’s SPG: The Control of Dust and Emissions During
Construction and Demolition.
Design
10. Notwithstanding the details shown on the drawings hereby approved, no above ground
development shall take place on Site’s A, B or C until drawings at 1:10 scale (including
sections) or at another scale agreed by the Local Planning Authority showing all external
construction detailing of all development has been submitted to and approved by the Local
Planning Authority in writing, unless otherwise agreed in writing by the Local Planning
Authority. The drawings shall include details of:
a) windows, cills, reveals and doors;
b) wall vents;
c) copings, parapets, soffits and upstands;
d) roof structure (including decorative features and dormers)
e) rain water goods;
f) balconies/terrace balustrades (including soffits and railings);
g) canopies;
h) lighting of public spaces and buildings;
i) mail boxes;
j) screens, gates and other means of enclosure;
The development shall not be carried out otherwise than in accordance with the details and
drawings thus approved.
Reason: To ensure that the external appearance of the building is satisfactory and does not
detract from the character and visual amenity of the area along with setting of the adjoining
conservation and listed buildings. (Policies Q6, Q7, Q8, Q20 and Q22 of the Lambeth Local
Plan 2015)
11. Notwithstanding the details shown on the drawings hereby approved, no above ground
development shall take place on Site’s A, B or C until sample panels of all external materials
have been erected on site for inspection by a council officer and approved in writing by the
Local Planning Authority, unless otherwise agreed in writing by the Local Planning Authority.
Reason: To ensure that the external appearance of the building is satisfactory and does not
detract from the character and visual amenity of the area along with setting of the adjoining
conservation and listed buildings. (Policies Q6, Q7, Q8, Q20, Q22 and Q26 of the Lambeth
Local Plan 2015)
12. No plumbing or pipes, other than rainwater pipes, shall be fixed to the external faces of
buildings.
Reason: To ensure an appropriate standard of design (Policies Q6, Q8 and PN3 of the
Lambeth Local Plan 2015).
13. Notwithstanding details shown on the approved plans, no occupation of Building’s A and B
shall commence until full details of the children's play space provisions have been submitted
to and approved in writing by the local planning authority and the development has been
implemented in accordance with the approved details.
Reason: To ensure appropriate provision for children's play on site. (Policy 3.6 of the London
Plan 2015 and Policy H5 of the Lambeth Local Plan, adopted September 2015).
14. Prior to the first occupation of the development, a Crime Prevention Strategy including a
Security Management Plan shall be submitted to and approved in writing by the Local
Planning Authority. The submitted details will include the following:
a) A summary of known crime risks in the area;
b) Details of how the development, including any landscaping and public art installations,
has mitigated known crime risks in the area;
c) Details of management of the potential conflicts created by having a number of
differing uses within the same development, including the theatre, education, commercial
and residential buildings and the associated public realm/streets within the development;
and
d) Detail of how the development seeks to achieve 'Secured by Design Standards',
including details of a CCTV scheme (where appropriate), external security, street lighting
and landscaping.
The use shall thereafter be operated in accordance with the approved details, unless the
written consent of the Local Planning Authority is received for any variation.
Reason: To ensure that the development maintains and enhances community safety. (Policy
Q3 of the Lambeth Local Plan 2015).
15. At least ten per cent of the residential units hereby permitted shall be constructed to comply
with Part M4(3) of the Building Regulations. Any communal areas and accesses serving the
M4(3) compliant Wheelchair User Dwellings should also comply with Part M4(3).
Reason: To secure appropriate access for disabled people, older people and others with
mobility constraints (policies 3.8 of the London Plan (2015) and Q1 of the London Borough
of Lambeth Local Plan 2015 and the guidance in the London Plan Housing SPG 2012).
16. The balconies serving units BC-01-00 and BC-01-01 within Building C shall not be used or
accessed, other than for emergency egress, until details of privacy screens have been
submitted to, and approved in writing, by the Local Planning Authority. The approved privacy
screens shall thereafter be installed and retained for the duration of the unit’s occupation.
Reason: To protect the amenities of adjoining occupiers (Policies Q2 and Q11 of the London
Borough of Lambeth Local Plan 2015).
17. Prior to the occupation of units BC-01-00 and BC-01-01 within Building C, the window on the
north elevation of the building serving the communal staircase shall be fitted with obscure
glass or obscure glazing film over the entirety of the glass, to a minimum level of obscurity
equivalent to Pilkington Texture Glass Level 3, and shall be retained as such for the duration
of the development.
Reason: To protect the amenities of adjoining occupiers (policies Q2 and Q11 of the London
Borough of Lambeth Local Plan 2015).
Landscaping and Public Realm
18. No development shall take place until there has been submitted to and approved in writing
by the Local Planning Authority detailed schemes of soft landscaping for the application site,
including selection of species, planting plans and programmes and schedules for
management and maintenance of landscaped features, whether formal or natural. These
proposals should include plantings of trees, hedges, grass, shrubs, ground flora or climbers,
and cover areas of public and private open space within the development, including roofs,
walls and boundary features.
Landscaping schedules should endeavour to include, within reason and not entailing
excessive cost, as recommended in the approved Ecological appraisal by Peter Bret
Associates, measures to promote biodiversity including use of native species typical of
locality and ground conditions or any naturalised areas, or the installation of bat and bird
boxes on buildings, or creation of naturalised areas within communal areas.
The approved Landscaping Scheme shall be carried out in accordance with the approved
details within 6 months of the date of occupation of the phase and maintained thereafter,
unless the written consent of the Local Planning Authority is received for any variation.
Reason: In order to introduce high quality soft landscaping in and around the site in the
interests of the ecological value of the site and to ensure a satisfactory landscaping of the
site in the interests of visual amenity (Policies EN4, Q6, Q9 and Q10 of the Lambeth Local
Plan 2015).
19. No occupation shall take place of the Building B until full details of the green for that building
has been submitted to and approved in writing by the Local Planning Authority. The submitted
details shall demonstrate the following:
a) Details on materials used in the design, construction and installation of the green or brown
roof based on the Green Roof Code and the use of biodiversity based extensive/semi-
intensive soils;
b) Details on substrate and plants used in the green or brown roof, based on a commercial
brick-based aggregate or equivalent with a varied substrate depth of 80 -150mm planted
with 50% locally native herbs/wildflowers in addition to a variety of sedum species;
c) Details on additional features to the proposed green or brown roof, such as areas of bare
shingle, areas of sand for burrowing invertebrates and individual logs or log piles.
d) An ecological management and maintenance plan including landscape features and a
cross section of the green or brown roof.
e) Details of how the roof is compliant with GRO Green Roof Code 2011.
The development shall be carried out strictly in accordance with the details approved, shall
be maintained as such thereafter and no alterations to the approved scheme shall be
permitted without the prior written consent of the Local Planning Authority. Evidence that the
green roof has been installed in accordance with the details above should be submitted to
and approved by the Local Planning Authority prior to occupation.
Reason: To ensure that the development has an acceptable level of sustainability (Policies
EN4 and Q9 of the Lambeth Local Plan, 2015).
20. No development shall commence until the Tree Protection Plan in the hereby approved
Arboricultural Development Statement prepared by CBA Trees has been fully implemented.
Reason: To ensure the retention of, and avoid damage to, the retained trees on/adjacent to
the site that represent an important visual amenity to the locality and the wider surrounding
area (policy Q10 of the London Borough of Lambeth Local Plan 2015).
21. Any trees, shrubs or hedges included in the landscaping scheme for the development hereby
permitted that die, are removed, become seriously damaged or diseased, within five years of
planting, shall be replaced within six months of death, removal, damage or disease.
Reason: In order to ensure long term retention of the landscaping in and around the site in
the interests of the ecological value of the site and in the interests of visual amenity (policies
Q6, Q9 and Q10 of the London Borough of Lambeth Local Plan 2015).
22. No trees on the site, other than those identified in the Arboricultural Development Statement
by CBA Trees (excluding tree T6) shall be felled, lopped, pruned, uprooted or damaged
without prior written agreement of the Local Planning Authority.
Reason: In order to ensure the retention of established trees on the site in the interests of the
ecological value and visual amenity (policy Q10 of the London Borough of Lambeth Local
Plan 2015).
Transport and Servicing
23. Prior to the occupation of each building, a Travel Plan shall be submitted to and approved in
writing by the Local Planning Authority. The measures approved in the Travel Plan shall be
implemented prior to the use commencing and shall be so maintained for the duration of the
use, unless the prior written approval of the Local Planning Authority is obtained to any
variation.
Reason: To ensure that the travel arrangements to the site are appropriate and to limit the
effects of the increase in travel movements (Policy 6.3 of the London Plan 2015 and Policies
T1 and T6 of the Lambeth Local Plan 2015).
24. Prior to the occupation of each building, details of the provision to be made for cycle parking
shall be submitted to and approved in writing by the Local Planning Authority. The cycle
parking shall thereafter be implemented in full in accordance with the approved details before
the use commences and shall thereafter be retained solely for its designated use. The
submitted details must demonstrate the following:
a) The provision of 100 cycle parking spaces;
b) Repositioning of the proposed cycle store serving Building A;
c) Details showing dimensions hoops/stands proposed for the community hall.
Reason: To ensure adequate cycle parking is available on site, promote sustainable modes
of transport and protect the amenity of future occupiers of development. (Policies Q2, T1, T3
and T6 of the Lambeth Local Plan 2015).
25. Prior to the occupation of each building, a Delivery and Servicing Management Plan for that
building shall be submitted to and approved in writing by the Local Planning Authority.
Thereafter all deliveries and servicing to/from the relevant part of the development shall only
occur in accordance with the approved Delivery and Service Management Plan, unless the
written consent of the Local Planning Authority is received for any variation.
Reason: To minimise danger, obstruction, and inconvenience to users of the highway
(Policies T6 and T8 of the Lambeth Local Plan 2015).
26. Prior to the occupation of the development hereby permitted, a Waste Management Strategy
shall be submitted to and approved in writing by the local planning authority. The proposed
uses hereby permitted shall thereafter be operated in accordance with the approved Waste
Management Strategy. The Waste Management Strategy will align with the guide for
architects and developers on waste and recycling storage and collection requirements as set
out in the Council’s Refuse & Recycling Storage Design Guide (2013).
Reason: To ensure suitable provision for the occupiers of the development, to encourage the
sustainable management of waste and to safeguard the visual amenities of the area (policies
Q2 and Q12 of the London Borough of Lambeth Local Plan 2015).
Sustainability and Noise
27. For each residential building, prior to the commencement of building works above ground,
full details of each building sound insulation and ventilation strategy, shall be submitted to
and approved in writing by the Local Planning Authority, showing how the building has been
designed to meet the following internal standards
a) for living rooms, 35 dB(A) LAeq,16hour between 0700 and 2300 hours;
b) for bedrooms, 30 dB(A) LAeq,8hour between 2300 and 0700 hours; and
c) 45 dB(A) LAFmax not to be exceeded more than 15 times per night-time between 2300 and
0700 hrs inside bedrooms from sources other than emergency sirens.
The development shall be carried out in accordance with the approved details.
Reason: The information is required before commencing above ground works to ensure that
no nuisance or disturbance is caused to the detriment of the amenities of future occupiers
(Policy H5 and Q2 of the Lambeth Local Plan, adopted September 2015).
28. Prior to occupation of any of the residential buildings, acoustic commissioning testing shall
be undertaken by a UKAS/ANC accredited organisation of 10% of the most noise exposed
habitable rooms orientated towards the railway lines to demonstrate compliance with the
terms of Condition .
Reason: To ensure that no nuisance or disturbance is caused to the detriment of the
amenities of future occupiers (Policy H5 and Q2 of the Lambeth Local Plan, adopted
September 2015).
29. Prior to the occupation of the community hall, details shall be submitted for the approval of
the Local Planning Authority demonstrating that the composite sound reduction index of the
building envelope and wider mitigatory controls, to be retained for the duration of the use, will
achieve the following criteria with windows shut and other means of ventilation provided:
The background L90,15min linear noise level in any one third octave band from 50Hz to 160
Hz, and also the overall Linear L90 level, as previously measured at 1m from the nearest
façade of the nearest affected premises with all community hall activities switched off, shall
not be increased when amplified and/or non-amplified entertainment music, speech and
associated sources occur at the typically highest level to be confirmed by repeated L90,5min
Linear measurements at the same position with the source activity and current background
noise measured simultaneously.
Reason: To ensure that the use of the community hall does not materially prejudice the
existing noise climate and people’s amenity (Policy Q2 of the Lambeth Local Plan 2015).
30. For each building, prior to commencement of above ground works, full details of internal and
external plant equipment and trunking for that building, including the building services plant,
ventilation and filtration equipment, and exhaust ducting / ventilation, shall be submitted to
and approved in writing by the Local Planning Authority. All flues, ducting and other
equipment shall be installed in accordance with the approved details prior to the use
commencing on site and shall be retained and remain operational for the duration of the use.
In order not to prejudice existing and proposed noise sensitive receptors, the rating noise
level (accounting for any tonal or intermittent characteristics of the noise) from fixed building
services plant should be designed to a level 5dB below the existing typical measured
background noise level at a position 1m from the façade of the nearest noise sensitive
properties (i.e. Plant LAr,T = -5dB LA90,15min). This criterion applies to the total contribution of
noise from all noise generating plant that may run during any particular period. The typical
background noise level should be determined using statistical analysis to find the modal L90
at each receiver location.
Reason: To ensure that the external appearance of the building is satisfactory and does not
detract from the character and visual amenity of the area and to ensure that no nuisance or
disturbance is caused to the detriment of the amenities of adjoining and future residents, or
of the area generally. (Policies ED7, Q2, Q6, Q7 and Q8 of the Lambeth Local Plan 2015).
31. For each building, prior to first occupation, evidence (this can be in the form of a design stage
Code for Sustainable Homes certificate and summary score sheet) must be submitted to the
Local Planning Authority and approved in writing that the internal water consumption of the
Development will not exceed 105 l/p/day in line with The Water Efficiency Calculator for new
dwellings from the Department of Communities and Local Government.
Reason: to reduce the consumption of potable water in the home from all sources, including
borehole well water, through the use of water efficient fittings, appliances and water recycling
systems. (Policy EN4 of the Lambeth Local Plan, adopted September 2015).
32. Within three months of work starting on community hall building, a BREEAM Design Stage
certificate and summary score sheet (or such equivalent standard that replaces this) for the
community hall must be submitted to and approved in writing by the Local Planning Authority
to show that an ‘very good’ rating will be achieved.
Reason: To ensure that the development has an acceptable level of sustainability (Policy
EN4 of the Lambeth Local Plan 2015)
33. Within three months of use of the community hall, a BREEAM Post Construction Review
certificate and summary score sheet (or such equivalent standard that replaces this) for the
theatre building must be submitted to and approved in writing by the Local Planning Authority
to show that a ‘very good’ rating has been achieved.
Reason: To ensure that the development has an acceptable level of sustainability (Policy
EN4 of the Lambeth Local Plan, adopted September 2015)
34. Details of the photovoltaic panels and window cleaning apparatus shall be submitted to and
approved in writing by the Local Planning Authority prior to any superstructure works
commencing. The panels shall be installed and maintained strictly in accordance with the
details so approved and no change therefrom shall take place without the prior written
consent of the Local Planning Authority.
Reason: In the interests of good design and ensure that any roof-level structures do not have
a harmful impact on the surrounding area or the host building (Policies Q8, Q11, Q20 and
Q22 of the Lambeth Local Plan 2015).
Site Management
35. Notwithstanding the provisions of the Town and Country Planning (General Permitted
Development) (Amendment) (No.2) (England) Order 2008 (or any Order revoking or re-
enacting that Order with or without modification), no aerials, antennae, satellite dishes or
related telecommunications equipment shall be erected on any part of the development
hereby permitted, without planning permission first being granted.
Reason: To ensure that the visual impact of telecommunication equipment upon the
surrounding area can be considered. (Policies 7.6 and 7.8 of the London Plan 2015 and
Policies T10, Q6 and Q22 of the Lambeth Local Plan 2015).
36. Prior to the use of the community hall commencing, a Premises Management and
Maintenance Plan shall be submitted to and approved in writing by the Local Planning
Authority. The Premises Management and Maintenance Plan should set how the hall will be
used, maintained and managed upon occupation.
The community hall thereafter shall only be operated in accordance with the approved
Premises Management and Maintenance Plan, unless the written consent of the Local
Planning Authority is received for any variation.
Reason: To ensure an on-going quality of development and to protect the amenity of
adjoining residents (Policies S2 and Q2 of the Lambeth Local Plan 2015).
10 INFORMATIVES
1. This decision letter does not convey an approval or consent which may be required
under any enactment, by-law, order or regulation, other than Section 57 of the Town
and Country Planning Act 1990.
2. You are advised that this consent is without prejudice to any rights which may be
enjoyed by any tenants/occupiers of the premises.
3. Your attention is drawn to the provisions of the Building Regulations, and related
legislation which must be complied with to the satisfaction of the Council's Building
Control Officer.
4. Your attention is drawn to Sections 4 and 7 of the Chronically Sick and Disabled
Persons Act 1970 and the Code of Practice for Access for the Disabled to Buildings
(B.S. 5810:1979) regarding the provision of means of access, parking facilities and
sanitary conveniences for the needs of persons visiting, using or employed at the
building or premises who are disabled.
5. You are advised of the necessity to consult the Council's Streetcare team within the
Public Protection Division with regard to the provision of refuse storage and collection
facilities.
6. As soon as building work starts on the development, you must contact the Street
Naming and Numbering Officer if you need to do the following:
1. name a new street
2. name a new or existing building
3. apply new street numbers to a new or existing building
This will ensure that any changes are agreed with Lambeth Council before use, in
accordance with the London Buildings Acts (Amendment) Act 1939 and the Local
Government Act 1985. Although it is not essential, we also advise you to contact the
Street Naming and Numbering Officer before applying new names or numbers to
internal flats or units. Contact details are listed below.
Street Naming and Numbering Officer
e-mail: [email protected]
tel: 020 7926 2283
fax: 020 7926 9104
7. You are advised of the necessity to consult the Transport and Highways team within
the Transport Division of the Directorate of Environmental Services, with regard to
any alterations affecting the public footway.
8. You are advised of the necessity to consult the Council’s Highways team prior to the
commencement of construction on 020 7926 9000 in order to obtain necessary
approvals and licences prior to undertaking any works within the Public Highway
including Scaffolding, Temporary/Permanent Crossovers, Oversailing/Undersailing of
the Highway, Drainage/Sewer Connections, Hoarding, Excavations (including
adjacent to the highway such as basements, etc), Temporary Full/Part Road
Closures, Craneage Licences etc.
9. It is current Council policy for the Council's contractor to construct new vehicular
accesses and to reinstate the footway across redundant accesses. The developer is
to contact the Council's Highways team on 020 7926 9000, prior to the
commencement of construction, to arrange for any such work to be done. If the
developer wishes to undertake this work the Council will require a deposit and the
developer will need to cover all the Council's costs (including supervision of the
works). If the works are of a significant nature, a Section 278 Agreement (Highways
Act 1980) will be required and the works must be carried out to the Council's
specification.
10. Thames Water
Surface Water Drainage - With regard to surface water drainage it is the responsibility
of a developer to make proper provision for drainage to ground, water courses or a
suitable sewer. In respect of surface water it is recommended that the applicant
should ensure that storm flows are attenuated or regulated into the receiving public
network through on or off site storage. When it is proposed to connect to a combined
public sewer, the site drainage should be separate and combined at the final manhole
nearest the boundary. Connections are not permitted for the removal of groundwater.
Where the developer proposes to discharge to a public sewer, prior approval from
Thames Water Developer Services will be required. They can be contacted on 0800
009 3921. Reason - to ensure that the surface water discharge from the site shall not
be detrimental to the existing sewerage system.
There are public sewers crossing or close to your development. In order to protect
public sewers and to ensure that Thames Water can gain access to those sewers for
future repair and maintenance, approval should be sought from Thames Water where
the erection of a building or an extension to a building or underpinning work would be
over the line of, or would come within 3 metres of, a public sewer. Thames Water will
usually refuse such approval in respect of the construction of new buildings, but
approval may be granted in some cases for extensions to existing buildings. The
applicant is advised to contact Thames Water Developer Services on 0800 009 3921
to discuss the options available at this site.
Thames Water recommends the installation of a properly maintained fat trap on all
catering establishments. We further recommend, in line with best practice for the
disposal of Fats, Oils and Grease, the collection of waste oil by a contractor,
particularly to recycle for the production of bio diesel. Failure to implement these
recommendations may result in this and other properties suffering blocked drains,
sewage flooding and pollution to local watercourses.